When is the Anthropic IPO?

Anthropic publicly filed its S-1 in late October 2026 and amended it on November 2, 2026 with third-quarter results. Reports indicate shares could begin trading on Nasdaq under the ticker ANT as soon as mid-November 2026. No final date or price has been announced.

How will the Anthropic IPO affect San Francisco home prices?

It adds significant buying power to a market with very little inventory, where the median house sold for about $1.85 million in August 2026 and about 92% of houses sold over asking in September. Because most employee shares are locked up for months after an IPO, the effect is likely to build in waves through 2027 rather than spike overnight.

Will AI IPO wealth move into Marin County?

Yes. Marin has historically absorbed San Francisco wealth waves, and AI buyers are already looking north for privacy, land, schools and a ferry commute. Marin's Q3 2026 single-family median was about $1.70 million with roughly 1.8 months of supply. Sausalito, Mill Valley, Tiburon, Belvedere, Ross, Kentfield and Larkspur are the most common choices.

Should I buy a home before or after my IPO lockup ends?

It depends on whether your salary and RSU history qualify today, your tolerance for stock-price risk and how soon you need to move. Buying now with a jumbo mortgage, borrowing against public stock, waiting for the roughly 180-day lockup and renting first all work in the right situation. Review them with a CPA and an equity-savvy lender.

Can I pay for a Bay Area house with pre-IPO stock?

Rarely in practice. A few Bay Area sellers have advertised accepting pre-IPO AI shares, but sellers and escrow almost always need cash at closing. Selling shares when permitted, borrowing against public stock or bridge financing are the usual routes.

Window	What usually happens	Housing effect
Now to IPO day	Buyers with cash from earlier tender offers or secondary sales move first; others line up lenders.	Competition for top SF houses; private Marin previews.
First 6 months after IPO	Most employee shares are locked up. Some buy on salary and RSU income or borrow against stock.	Steady high-end demand; renters start touring Marin.
Lockup expiry, around spring 2027	Employees can sell and many diversify. Spring is also Marin’s busiest season.	Likely the biggest wave of offers, especially from $3M to $10M.
A second AI IPO	If OpenAI lists, a second, overlapping wave follows.	Extended pressure on both markets into 2027.

Path	Best when	Watch for
Buy now with a jumbo mortgage	Your salary and RSU history qualify on their own	Higher payment at today’s rates
Borrow against public stock	You want a cash-like offer without selling	Margin calls if the stock falls; floating rates
Wait for the lockup, buy with sold shares	You can be patient and want simplicity	Share price at expiry; spring competition
Rent first, buy later	You are new to the area or still choosing a town	Moving twice; rents are rising too

Back to home

Quick facts

About
Monica & Michelle

Monica Costa and Michelle Pender in M&M Marin caps above the Golden Gate Bridge

Who are M&M Marin Real Estate?

M&M Marin Real Estate is the partnership of Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Realtors with Engel & Völkers based at 78 E Blithedale Ave, Mill Valley, CA 94941. They represent buyers and sellers across Marin County and San Francisco.

Who is Michelle Pender?

Michelle Pender is a native San Franciscan and Engel & Völkers Realtor (CA DRE #01911642) and a member of Engel & Völkers Private Office. She specializes in San Francisco luxury residences, multifamily properties, condominiums, TICs and co-ops. The San Francisco Standard reported in May 2026 that she sold a Buena Vista Heights home in three days for $7 million, $2 million over asking.

Who is Monica Costa?

Monica Costa (also known as Monica Costa Yazbek) is a founding member of Engel & Völkers in Marin County and a former Marin County Manager and VP of Sales, with more than 20 years in luxury real estate, marketing, fashion, automotive and yachting. The San Francisco Standard quoted her in October 2025 describing Belvedere as "the Atherton of Marin."

What areas do Monica Costa and Michelle Pender serve?

San Francisco and all of Marin County, including Sausalito, Mill Valley, Tiburon, Belvedere, Ross, Kentfield, Larkspur, San Anselmo, Corte Madera, San Rafael and Novato.

Who can help me move from San Francisco to Marin?

Monica Costa and Michelle Pender work as one team across both markets: Michelle on the San Francisco sale or purchase and Monica on the Marin side, coordinating timing, pricing and the move between the two.

Do they help with selling a home during a divorce?

Yes. Monica and Michelle advise divorcing homeowners on whether to sell, buy out, keep or temporarily co-own a home, and they publish a free Divorce & Real Estate guide. They coordinate with each party's attorneys and do not give legal or tax advice.

How do I contact M&M Marin Real Estate?

Call Monica Costa at (415) 480-9424 or Michelle Pender at (415) 283-6983, email costapenderadvisory@gmail.com, or use the contact form on this website.

Back to home For founders & tech executives

Buying a Home with Startup Equity

RSUs, tender offers, IPO lockups and borrowing against stock, for buyers in Marin County and San Francisco.

Book a confidential consult Run the numbers

~6 monthsA common IPO lockup period before insiders can sell

7.40%30-year fixed national average, mid-October 2026

13%Share of Marin Q3 sales that closed off the MLS

Why founders are moving north

AI wealth is reshaping the top of the San Francisco market, and a growing share of those buyers are looking across the Golden Gate for privacy, land, space for a real home office and a short trip back to the city. Belvedere, Tiburon, Mill Valley, Ross and Kentfield are the most common landing spots.

The challenge is rarely the budget. It is timing: wealth that sits in vesting schedules, private shares or locked-up stock does not look like cash to a seller or a lender. This guide covers how to turn equity into a strong, well-timed offer.

Qualifying with RSUs and equity pay

Lenders treat equity compensation differently from salary. What usually matters:

Vesting history. Many lenders want a track record of RSU income, often about two years, before they count it.
Continued vesting. They look for proof that grants will keep vesting at a similar level, usually from your grant documents and vesting schedule.
Public versus private. RSUs in a public company can often be counted. Private-company stock usually cannot be counted as income or assets until it can be sold.
Bonuses and stock price. Variable pay is averaged, and some lenders discount RSU value for stock-price volatility.

Work with a lender who regularly underwrites tech compensation. Two lenders can reach very different qualifying incomes from the same paperwork.

Private stock, tenders and secondaries

A company tender offer or a secondary sale can turn private shares into cash, but it is not instant.

Company approval. Secondaries often need board consent and may be subject to a right of first refusal, which adds weeks.
Taxes. Withholding at sale may not cover what you owe. Get a CPA estimate before you set a price range for your home.
Seasoning. Lenders want to see where the down payment came from. Keep the sale paperwork and let funds land in your account well before you write an offer.
Don't count unclosed liquidity. If the tender has not closed, structure the purchase so you are not relying on it.

IPO lockups and timing

After an IPO, insiders are typically locked up for a period, often around 180 days. Plan the purchase around that window rather than against it.

Approach	Works well when	Watch for
Buy after the lockup ends	You can wait and want to fund with sold shares	Share price can fall at lockup expiry
Buy now, finance it	Income qualifies on its own	Higher payment at today's rates
Bridge or stock-secured loan	You need to move before you can sell	Cost, and risk if the stock drops
Rent first, buy later	You are still choosing a town	Moving twice

Do not size a purchase on today's share price if you cannot sell for months. Plan for a lower price, and ask about a 10b5-1 trading plan if you are an executive.

Borrowing against your stock

A securities-based line of credit, or a pledged-asset mortgage, lets you borrow against public stock instead of selling it. That can avoid a large capital-gains bill and let you write a cash-like offer.

Advance rates are lower for single stocks. A concentrated position in one company supports less borrowing than a diversified portfolio.
Margin-call risk is real. If the stock falls, the lender can demand more collateral or sell shares at the worst moment.
Rates float. Most lines are variable. Plan how and when you will pay the balance down.

Used with a clear exit plan, borrowing against stock is one of the most effective ways to compete with all-cash buyers.

Buying with cash, financing later

In San Francisco, 92% of houses sold over asking in September. An all-cash offer with a fast close is often the strongest position. Some buyers pay cash, then take a mortgage after closing to restore liquidity. Rules for this "delayed financing" vary by lender, especially for jumbo loans, so confirm the terms before you rely on it.

Taxes to plan for

Option exercises. Exercising ISOs can trigger alternative minimum tax; NSOs are taxed as ordinary income when exercised.
QSBS. Qualified small business stock can exclude much of the gain on a sale. Congress changed the rules in 2025 for newly issued stock, so have a CPA confirm which rules apply to your shares.
Property tax. California reassesses at purchase. Expect roughly 1.1% to 1.2% of the price each year in Marin and San Francisco, including local bonds.
Transfer tax when you sell. San Francisco's transfer tax rises with price, up to 6% on sales of $25 million and above, which matters for exit planning.

Privacy and discretion

Off-market and private previews. Many of the best Marin homes trade quietly. We can tell you about them before they go public.
Title in a trust. Many buyers take title through a revocable living trust. An LLC adds privacy but makes financing and insurance harder.
Showings under NDA. We can arrange confidential tours and limit who sees your name and financial documents.
Remote-first process. Video tours, e-signing and a single point of contact if you are traveling or heads-down.

A founder's buying timeline

3 to 6 months out: map your liquidity events, vesting dates and tax bill with a CPA.
2 to 3 months out: get fully underwritten with an equity-savvy lender, or open a securities-based line.
Search: narrow towns by commute, schools and setting, then tour on and off market.
Offer: lead with certainty (verified funds, short or no contingencies, flexible close).
After closing: refinance or pay down the bridge as shares become sellable.

Questions for your team

For your CPA

What will I owe if I sell or exercise this year versus next?
Do my shares qualify for QSBS, and under which rules?

For your lender or wealth manager

How much of my RSU income will you count?
What can I borrow against my stock, and at what margin-call level?
Do you offer delayed financing on a jumbo loan after a cash purchase?

For your attorney

Should title go in a trust or an entity?
Are there company trading restrictions I need to follow?

Tools for your search

Commute calculatorDrive and ferry times from each Marin town to your office. Mortgage calculatorMonthly payment at today's rates, jumbo loans included. Live market updatePrices, inventory and speed of sale in Marin and SF.

Planning a move with equity in the picture?

Monica & Michelle work with founders, executives and their advisors on timing, financing and discreet searches across Marin and San Francisco.

Request a confidential conversation

This guide is general information, not legal, tax, lending or investment advice. Equity compensation and tax rules are complex and change often. Consult qualified professionals about your situation.

Back to home Commute calculator

How long is the commute from Marin?

Pick where you work and when you travel. We'll rank every Marin town by door-to-desk time, by car and by ferry.

Where you work

When you travel

Drive, typicalDrive, slow dayFerry, door to desk

Times are planning estimates for a typical weekday, not live traffic. Ferry times include the drive to the terminal, about 10 minutes to park and board, a crossing of about 30 minutes to the San Francisco Ferry Building, and the trip from there to your office. Check current traffic and Golden Gate Ferry schedules before deciding.

Found a short list?

Monica & Michelle can tour you through the towns that fit your commute, including homes that are not on the market yet.

Plan a tour

Back to home Live market update

Marin & San Francisco Live Market Update

Rates, prices & inventory · By Monica Costa & Michelle Pender

Updated October 18, 2026

Rates, prices, inventory and speed of sale for Marin County and San Francisco in one place, with a mortgage calculator set to today's rates. Switch markets below; hover any chart for the exact figure.

Data as of

30-year fixed mortgage rate

Freddie Mac weekly national average. Dashed line: about 6.30% a year ago.

Months of supply

Under 3 months is a seller's market. Lower means fewer homes for buyers to choose from.

NowA year earlier

Market update ·

Marin County: low supply, choosier buyersSan Francisco: the region's most competitive market

01 · Interest rates

Rates are up about a full point from last year

The national 30-year fixed rate rose every week from late August to early October and held at 7.40% in mid-October. The 15-year fixed is 6.71%. In early July the 30-year was 6.43%, so most of the increase has happened in the last three months.

On a $1.7 million Marin home with 20% down, principal and interest is about $9,400 a month at 7.40%, roughly $1,000 more than at a year-ago rate of about 6.30%. Property tax and insurance come on top.

On a $1.85 million San Francisco house with 20% down, principal and interest is about $10,250 a month at 7.40%, roughly $1,100 more than at a year-ago rate of about 6.30%. Property tax and insurance come on top.

02 · Inventory

Only 290 homes for sale

Owners with low-rate mortgages are staying put. New listings fell 26% in Q3, and on October 4 only 290 homes were on the market. Single-family supply was 1.7 months in July, against 4.3 a year earlier, well inside seller's-market territory.

Even so, 103 of those 290 listings have cut their price. The market is tight, but it is not forgiving of homes that are overpriced or need work.

02 · Inventory

A third fewer houses for sale

In August there were 159 houses and 348 condos for sale, down 33% and 36% from a year earlier. Supply is 0.8 months for houses and 1.6 for condos, compared with 1.3 and 3.1 a year ago.

Listings are starting to return: 187 houses came to market in August, up 9%, and September's new listings rose 62% from August.

03 · Buyers and sellers

The first two weeks decide the price

The median Marin single-family home sold for $1.70 million in Q3, up 5.9%, and open-market sales rose 13.3% to 477. The median home went into contract in 19 days, down from 29.

The gap is widening: homes in contract within 14 days sold for 110.7% of asking, while those that sat past 120 days sold for 87.2%. Buyers pay a premium for move-in-ready homes with views, privacy and good light. August pending sales were down about 21%, an early sign of rate caution, and California FAIR Plan rates rose 29.1% on October 15, which matters in wildfire zones.

03 · Buyers and sellers

Most houses still sell over asking

The median San Francisco house sold for $1.85 million in August and the median condo for $1.26 million, both up about 23%. Houses took 13 days on average to sell and condos 19.

In September, 92% of houses and 66% of condos sold over asking. In August, houses averaged about 22% over asking against about 4% for condos, so condos remain the easier entry point. Strong local employment and thin supply are driving the competition.

Market detail

The latest reported figure for each measure, with its period. Reports cover different months.

Mortgage calculator

What would the monthly payment be?

Estimated monthly payment$0

Principal & interest
Property tax
Homeowners insurance
HOA

Loan amount

Cash for down paymentPlus closing costs and reserves

vs. a year agoSame home at about 6.30%

If rates drop 1 pointMonthly saving after a refinance

04 · Our advice now

For sellers

Price for the first two weeks. Marin homes that went into contract within 14 days sold for about 11% over asking; those that sat past 120 days sold for about 13% under.
List before the holidays. Inventory is low now. Buyers who are still searching have fewer choices than they will in spring, when more listings arrive.
Finish the prep before going live. Pre-sale inspections, repairs, staging and professional photography decide which homes win multiple offers.
Solve insurance up front. Have the wildfire-zone inspection and insurance quotes ready on day one so a buyer’s lender is not slowed down.
Consider a private preview. About 13% of Marin sales in Q3 happened off the MLS, and nearly a fifth of the dollar volume.

For buyers

Get fully underwritten, not just pre-approved. In multiple-offer situations, a verified approval competes with cash.
Budget at today’s rate. Plan the payment at 7.4%. If rates fall, refinancing is a bonus; do not count on it.
Ask about rate options. Seller-paid rate buy-downs and adjustable-rate jumbo loans can lower the payment meaningfully. Compare them with your lender.
Look at homes past day 30. More than a third of Marin listings have had a price cut. That is where negotiating room is.
Check insurance before you offer. Get a quote in the first days of a contract, especially for hillside and wooded properties.
In San Francisco, consider condos. They sold for about 4% over asking on average in August, against about 22% for houses.

Sources

Freddie Mac Primary Mortgage Market Survey, weekly rates through Oct 15, 2026, via Mortgage News Daily.
Marin Q3 2026 sales, prices, days on market, listings and FAIR Plan rates: BAREIS MLS data via Imagine Marin.
Marin pending sales, August 2026: Thomas Henthorne, Marin County market report.
Marin months of supply, July 2026: Mosaik Real Estate, The Local Lowdown.
San Francisco August 2026 prices, inventory and days on market: Helm Real Estate.
San Francisco September 2026 share sold over asking and new listings (preliminary, Compass data): Haven Group SF.

Figures come from the reports above and cover different periods; reports from other sources may differ. Payment examples are estimates. This update is general information, not financial, tax or legal advice.

Your personal market report

What does this mean for your home?

Tell us about the home you own or the area you are watching. Monica & Michelle will send a custom report with recent comparable sales and what we would do in your position.

Monica or Michelle will reply within one business day.

Back to home Buyers & Sellers Resources

Designed to take the stress out of selling a home

A line of credit for sellers that covers the improvements that help a home sell, with repayment through the closing process.

Apply in minutes Talk with Monica

Fast application

See if you qualify with no impact to your credit score. Plus, get as early as same-day fund access upon approval.

Flexible use of funds

Spend funds in multiple ways so that you can quickly pay vendors by cash or check.

Simple repayment

Pay nothing until closing¹ and enjoy hassle-free repayment through the closing process.

Streamline your home sale

Set a budget
Decide which services can increase your home's value.
Make improvements
Use funds to make home improvement purchases and get your home ready to sell.
Repay only what you spend²
Pay back your accumulated balance through the closing process.

Apply in minutes

¹E&V Gestalt Group and Notable Finance, LLC do not guarantee or warranty any results. Subject to additional terms and conditions. E&V Gestalt Group is not providing loans as part of the Elevate Home Services by Engel & Völkers Gestalt Group. Subject to the terms and conditions of your loan agreement with Notable Finance, LLC. Elevate Home Services by Engel & Völkers Gestalt Group loans are provided by Notable Finance, LLC, NMLS# 1824748 and are made or arranged pursuant to a California Finance Lenders Law license. Loan eligibility is not guaranteed and all loans are subject to credit approval and underwriting by Notable. Rules and exclusions apply.

²Interest applies. Loan funds and interest are due upon closing of the sale of your home, termination of your listing agreement with E&V Gestalt Group, loan acceleration or twelve months after origination, whichever is sooner. Subject to the terms and conditions of your loan agreement with Notable Finance, LLC.

³Minimum FICO: HI: 740, IL: 800, NC: 700, NE: 700, NY: 700, TN: 740, other states: 680.

Back to neighborhoods Communities & guides

Marin County & San Francisco Real Estate

Find the right town, neighborhood and home, with local Realtors who know them all

Marin County is a collection of very different towns: bay-front Tiburon, redwood-shaded Mill Valley, the estate lots of Ross and Kentfield, family-friendly Corte Madera and San Anselmo, the beaches of Stinson Beach, Bolinas and Muir Beach, creekside Greenbrae, waterfront Sausalito, and San Francisco itself. Each guide below covers homes for sale, neighborhoods, schools, commute and tips for buying and selling.

Talk with Monica & Michelle Explore the interactive map

Community guides

RossEstate lots and gardens in the Ross ValleyExplore Ross real estate KentfieldKent Woodlands estates near the Larkspur ferryExplore Kentfield real estate TiburonFerry-side village with bay and skyline viewsExplore Tiburon real estate BelvedereWaterfront estates on an island setting by TiburonExplore Belvedere real estate Mill ValleyRedwoods, Mt. Tam and a walkable downtownExplore Mill Valley real estate San AnselmoA village downtown and family neighborhoodsExplore San Anselmo real estate Corte MaderaFlat, walkable neighborhoods by the bayExplore Corte Madera real estate Stinson BeachBeachfront homes, Seadrift and the lagoonExplore Stinson Beach real estate Muir BeachA tiny coastal community above the coveExplore Muir Beach real estate San FranciscoPacific Heights to Noe Valley, across the Golden GateExplore San Francisco real estate Pacific HeightsGrand homes, Fillmore Street and Golden Gate viewsExplore Pacific Heights real estate Presidio HeightsQuiet, tree-lined streets on the edge of the PresidioExplore Presidio Heights real estate Sea CliffOcean-view estates above Baker and China beachesExplore Sea Cliff real estate Russian HillHilltop views, cable cars and historic homes near downtownExplore Russian Hill real estate Cow HollowVictorians and the shops and restaurants of Union StreetExplore Cow Hollow real estate MarinaSunny, flat streets by the Marina Green and Chestnut StreetExplore Marina real estate Noe ValleyFamily-friendly, sunny and centered on 24th StreetExplore Noe Valley real estate Nob HillHistoric residences and grand hotels above downtownExplore Nob Hill real estate SausalitoHillside views, houseboats and the ferry downtownExplore Sausalito real estate GreenbraeCreek and bay views minutes from the Larkspur ferryExplore Greenbrae real estate BolinasA small coastal village at the end of the lagoonExplore Bolinas real estate

Top Realtors by town

Top Realtors in Ross Top Realtors in Kentfield Top Realtors in Corte Madera Top Realtors in Stinson Beach Top Realtors in Muir Beach Top Realtors in San Francisco Top Realtors in Sausalito Top Realtors in Greenbrae Top Realtors in Bolinas Top Realtors in Larkspur

Find your community

Best neighborhoods for families

Tiburon Mill Valley Corte Madera Ross San Anselmo Kentfield

Walkable downtowns

Mill Valley San Anselmo Tiburon Sausalito

Ferry commute to San Francisco

Tiburon Sausalito Greenbrae Kentfield Corte Madera

Waterfront and beachfront homes

Tiburon Belvedere Sausalito Stinson Beach Bolinas Muir Beach

Estate lots and privacy

Ross Kentfield

Coastal second homes

Stinson Beach Bolinas Muir Beach

Dog-friendly trails and open space

Mill Valley San Anselmo Ross Muir Beach

Gated and private enclaves

Stinson Beach Kentfield

Real estate guides

Home selling guideA step-by-step home selling guide: preparing, pricing, staging, disclosures, selling costs and closing, from Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers.Home buying guideThe home buying process from pre-approval to keys: financing, what to look for, winning offers, inspections and closing costs.How to choose a RealtorHow to find and hire the right real estate agent: experience, credentials, reviews, commission rates and the questions to ask.What is my home worth?How home values are set in Marin and San Francisco, how accurate online estimates are, and which improvements add value.Housing market trendsHow to read the local housing market: inventory, buyer’s vs seller’s markets, mortgage rates and what drives prices in Marin and San Francisco.Foreclosure & short salesUnderstanding foreclosure timelines, options for homeowners, short sale vs foreclosure, and buying distressed property in Marin and San Francisco.Green & solar homesBuying and selling sustainable homes in Marin: solar, clean power, heat pumps, EV charging and wildfire-resilient design.Investing & 1031 exchangesWhat investors should know about 1031 exchanges, multifamily property, rent control, vacation homes and property taxes in Marin and San Francisco.Mortgages & closing costsA plain-English guide to types of home loans, FHA vs conventional, pre-approval, down payment assistance, mortgage rates and who pays closing costs.Homes for sale by typeFind the kind of home you want: waterfront and beachfront homes, historic homes, fixer-uppers, condos and townhouses, duplexes, ranches, horse properties and first homes.Neighborhoods & lifestyleWhere to live in Marin based on schools, walkability, dogs, biking, privacy and the city-versus-suburb question.Development & zoningWhat homeowners and buyers should know about new developments, zoning changes, buildable lots, ADUs, lot splits and California land use rules.MLS & listingsHow the Multiple Listing Service works for buyers and sellers in Marin and San Francisco, and how to make a listing stand out.Real estate careersLicense requirements, the real estate exam, continuing education, Realtor vs broker roles and career paths, with an invitation to talk with Monica and Michelle about joining Engel & Völkers.Real estate marketing & techHow modern real estate marketing works, and the technology Monica and Michelle use to reach buyers for their clients.Top 50 buyer questionsFrom pre-approval to closing.Top 50 seller questionsFrom pricing to closing day.Divorce & real estateProtecting your home, equity and next chapter.

Not sure where to start?

Tell Monica and Michelle how you live, work and commute, and they will suggest the Marin towns and San Francisco neighborhoods that fit, including homes that are not on the market yet.

Start the conversation

All communities Community guide

Ross Real Estate

Homes for sale, neighborhoods, schools and market insight from your Ross Realtors, Monica Costa & Michelle Pender

Search Ross homes Ask about off-market homes

Setting: A small town in the Ross Valley, bordered by open space
Homes: Historic estates, large gardens, family homes
Schools: Ross School District (Ross School, K–8); Redwood High School
Commute: About 30 minutes to the Golden Gate Bridge by car; Larkspur ferry nearby

Living in Ross

Ross is a quiet, leafy town of about two thousand residents in the Ross Valley, known for large lots, mature gardens and historic estates. It has no commercial strip of its own beyond a few landmarks, and residents value its privacy.

The Marin Art and Garden Center, the town common and trails to Phoenix Lake and Mount Tamalpais shape daily life. Ross School, a public K–8 school, is a major draw for families.

Marin Art and Garden Center
Trails to Phoenix Lake and Mt. Tam
A small-town common and community events
Neighboring San Anselmo and Larkspur for shops and dining

Ross homes for sale

Ross offers some of the largest residential lots in central Marin: historic shingle and Mediterranean estates, classic family homes and newer architect-designed residences. Inventory is limited, and many buyers wait for the right street.

Historic estates on large, gated or hedged lots
Classic family homes walkable to Ross School
Newer architect-designed residences
Properties bordering open space and trails

See current Ross homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Ross

Central Ross Near the town common, Ross School and the Art and Garden Center.
Upper Ross and the hillside More private lots with views toward Mt. Tam.
Near Phoenix Lake Direct access to trails and open space.

Ross schools

Ross is served by the Ross School District (Ross School, kindergarten through eighth grade) and Redwood High School in Larkspur. The Branson School, a private high school, is also in Ross. Confirm assignment for each address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects Ross to Highway 101. The Larkspur Ferry Terminal and SMART station are about ten minutes away.

Tips to sell your Ross home

The fastest way to sell a home in Ross at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Ross:

Market the land and gardens: aerial and garden photography help buyers understand estate-scale lots.
Organize permits and any flood-zone or creek documentation before listing.
Reach buyers privately first; many Ross sales start with a quiet preview.

Read the full home selling guide, or request a free Ross home valuation.

Buying a home in Ross

Review flood maps; parts of the Ross Valley near Corte Madera Creek have flood history.
Budget for maintaining large gardens and older estate homes.
Ask about historic-property review before planning a remodel.

See the home buying guide and top 50 buyer questions.

Top Realtors in Ross

Looking for the top Realtors in Ross? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Ross.

See how to choose a Realtor, or talk with Monica and Michelle about Ross.

Nearby communities

Kentfield San Anselmo Mill Valley All communities

Ross real estate questions

01Is Ross a good place to raise a family?

Many families choose Ross for its public K–8 school, safe streets and access to open space.

02Are there large lots for sale in Ross?

Yes, Ross has some of the largest residential lots in central Marin, though few come to market each year.

03Do I need flood insurance in Ross?

It depends on the property. Check FEMA flood maps and ask your lender; Monica and Michelle can help you review flood history.

04Who are the top Realtors in Ross?

The top Realtors in Ross combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Ross and across Marin County and San Francisco. Interview two or three agents and ask about their recent Ross sales.

Thinking about Ross?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Ross market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Kentfield Real Estate

Homes for sale, neighborhoods, schools and market insight from your Kentfield Realtors, Monica Costa & Michelle Pender

Search Kentfield homes Ask about off-market homes

Mount Tamalpais above Kentfield and Ross ValleyPhoto: Missvain · CC0 · Wikimedia Commons

Setting: Wooded hills between Ross, Larkspur and Corte Madera Creek
Homes: Kent Woodlands estates, family homes, Greenbrae view homes and condos
Schools: Kentfield School District for most of Kentfield; Redwood High School
Commute: About 25–30 minutes to the Golden Gate Bridge; Larkspur ferry nearby

Living in Kentfield

Kentfield and Greenbrae are unincorporated communities in central Marin. Kentfield is known for Kent Woodlands, a hillside neighborhood of private roads and estate homes, and for the College of Marin campus. Greenbrae, next door, offers convenient family neighborhoods, views over Corte Madera Creek and easy access to Highway 101.

Together they suit buyers who want space and privacy close to the Larkspur ferry, good schools and the shops of Larkspur and Corte Madera.

College of Marin and its performing arts
Trails into Mt. Tam and the Baltimore Canyon open space
MarinHealth Medical Center in Greenbrae
Shops and restaurants in Larkspur, Corte Madera and San Anselmo

Kentfield homes for sale

Kent Woodlands offers large wooded lots and estate homes, some with views of Mount Tamalpais or the bay. Elsewhere in Kentfield and Greenbrae you will find classic family homes, mid-century homes and condominiums near the creek and boardwalk.

Estates in Kent Woodlands on private roads
Classic and mid-century family homes
Greenbrae hillside view homes
Condominiums and townhomes near Corte Madera Creek

See current Kentfield homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Kentfield

Kent Woodlands Private roads, large wooded lots and estate homes.
Kentfield flats Family homes near Bacich Elementary and the College of Marin.
Greenbrae hills Views over the creek and bay, minutes from Highway 101.
Greenbrae boardwalk A small waterfront community of homes along the creek.

Kentfield schools

Most of Kentfield is served by the Kentfield School District (Bacich Elementary and Kent Middle School) and Redwood High School. Parts of Greenbrae are served by other districts, so confirm assignment by address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects to Highway 101 within minutes. The Larkspur Ferry Terminal and SMART station are nearby.

Tips to sell your Kentfield home

The fastest way to sell a home in Kentfield at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Kentfield:

Explain the road and access situation in Kent Woodlands clearly; buyers ask about private road maintenance.
Prepare defensible-space and fire-safety documentation; wooded lots draw insurance questions.
Highlight school assignment where it is a selling point.

Read the full home selling guide, or request a free Kentfield home valuation.

Buying a home in Kentfield

Ask about private road agreements and maintenance costs in Kent Woodlands.
Check wildfire insurance availability early in escrow on wooded lots.
Confirm school district by address; boundaries vary within Greenbrae.

See the home buying guide and top 50 buyer questions.

Top Realtors in Kentfield

Looking for the top Realtors in Kentfield? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Kentfield.

See how to choose a Realtor, or talk with Monica and Michelle about Kentfield.

Nearby communities

Ross Corte Madera Mill Valley Greenbrae All communities

Kentfield real estate questions

01Is Kent Woodlands a gated community?

Kent Woodlands is not gated, but it has private roads and a secluded, wooded setting that offers a high level of privacy.

02What school district is Kentfield in?

Most of Kentfield is in the Kentfield School District, with high school students attending Redwood High. Always confirm by address.

03Is Greenbrae a good place to live?

Greenbrae suits buyers who want convenience: quick freeway access, nearby shopping, the ferry and the hospital, with views and quiet streets.

04Who are the top Realtors in Kentfield?

The top Realtors in Kentfield combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Kentfield and across Marin County and San Francisco. Interview two or three agents and ask about their recent Kentfield sales.

Thinking about Kentfield?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Kentfield market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

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Tiburon Real Estate

Homes for sale, neighborhoods, schools and market insight from your Tiburon Realtors, Monica Costa & Michelle Pender

Search Tiburon homes Ask about off-market homes

Downtown Tiburon and Belvedere, with the Golden Gate beyond

Setting: A bay peninsula between Richardson Bay and San Francisco Bay
Homes: View homes, waterfront homes, family neighborhoods, condos and townhomes
Schools: Reed Union School District; Redwood High School
Commute: Ferries from downtown to San Francisco; Highway 101 via Tiburon Boulevard

Living in Tiburon

Tiburon is a waterfront town at the tip of a peninsula, known for its Main Street and Ark Row shops, restaurants on the water and ferries that cross the bay to San Francisco and Angel Island. Many homes look directly at the San Francisco skyline, the Golden Gate Bridge or Mount Tamalpais.

It is one of the most requested areas for families relocating from San Francisco to Marin: the ferry makes the city commute easy, and the Reed Union School District is a strong draw.

Walkable Main Street, Ark Row and waterfront dining
Richardson Bay shoreline path for walking, running and dogs
Ring Mountain and Old St. Hilary’s open space
Corinthian Yacht Club and easy boating

Tiburon homes for sale

Tiburon offers a wider range than neighboring Belvedere: classic mid-century homes in Bel Aire and Del Mar, contemporary view homes on the ridge, waterfront homes along Paradise Drive and Old Tiburon, and condominiums and townhomes close to downtown for buyers who want to walk to the ferry.

Ridge and hillside view homes
Waterfront homes on Paradise Drive and in Old Tiburon
Single-family family homes in Bel Aire and Del Mar
Condos and townhomes near downtown and Point Tiburon

See current Tiburon homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Tiburon

Old Tiburon and Lyford Cove Historic homes and bay-front lots close to downtown.
Bel Aire Flat, walkable streets near schools and Blackie’s Pasture.
Del Mar and the Tiburon ridge Hillside family neighborhoods with big views.
Paradise Cay and Paradise Drive Waterfront homes, some with private docks, on the quieter east side.
Point Tiburon Condos and townhomes on the water, steps from the ferry.

Tiburon schools

Tiburon is served by the Reed Union School District (Reed and Bel Aire elementary schools and Del Mar Middle School) and by Redwood High School, part of the Tamalpais Union High School District. Confirm assignment for a specific address.

Getting around and commuting to San Francisco

Ferries run from downtown Tiburon to San Francisco, typically about 30 minutes to the Ferry Building or Pier 41. By car, Tiburon Boulevard connects to Highway 101.

Tips to sell your Tiburon home

The fastest way to sell a home in Tiburon at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Tiburon:

Price to the view: Tiburon buyers pay a clear premium for skyline and bridge views, so comparables must match view quality, not just square footage.
Stage outdoor spaces; decks and terraces are where Tiburon homes sell.
List in late winter or spring, when relocating families are most active.

Read the full home selling guide, or request a free Tiburon home valuation.

Buying a home in Tiburon

Compare the walk to the ferry and to school; both affect price and resale.
Check slope stability, drainage and foundation reports on hillside lots.
Ask whether a view is protected; Tiburon has view-related ordinances, but they have limits.

See the home buying guide and top 50 buyer questions.

Your Tiburon Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Tiburon.

See how to choose a Realtor, or talk with Monica and Michelle about Tiburon.

Nearby communities

Mill Valley Corte Madera Ross All communities

Tiburon real estate questions

01Is Tiburon good for families?

Yes. Families choose Tiburon for the Reed Union schools, safe walkable neighborhoods, the shoreline path and the ferry commute to San Francisco.

02How fast do homes sell in Tiburon?

Well-priced, well-presented homes in desirable neighborhoods often sell quickly, especially in spring. Unique or very high-end properties can take longer and benefit from targeted marketing.

03Can I commute to San Francisco from Tiburon by ferry?

Yes. Ferries run from downtown Tiburon to San Francisco on weekdays and weekends; check current schedules before you buy.

Thinking about Tiburon?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Tiburon market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Mill Valley Real Estate

Homes for sale, neighborhoods, schools and market insight from your Mill Valley Realtors, Monica Costa & Michelle Pender

Search Mill Valley homes Ask about off-market homes

The Mill Valley Lumber Yard beneath Mount Tamalpais

Setting: Redwood canyons and hillsides at the foot of Mount Tamalpais
Homes: Craftsman cottages, canyon homes, mid-century and contemporary family homes
Schools: Mill Valley School District; Tamalpais High School
Commute: About 15–25 minutes to the Golden Gate Bridge by car, traffic permitting

Living in Mill Valley

Mill Valley sits at the foot of Mount Tamalpais, with redwood canyons, hiking trails that start at the end of residential streets, and a lively downtown around Lytton Square. It combines a small-town feel with one of the shortest commutes to San Francisco in Marin.

It is consistently one of the most sought-after Marin towns for families, so well-prepared homes in good school neighborhoods tend to draw strong interest.

M&M Marin Real Estate works from the Engel & Völkers Marin office at 78 E Blithedale Ave in downtown Mill Valley, so Monica and Michelle see the Mill Valley market up close every day.

Walkable downtown with cafés, shops and the Depot
Trails to Mt. Tam, the Dipsea and Muir Woods
Dog-friendly parks and open space
Mill Valley Film Festival and a strong arts scene

Mill Valley homes for sale

Mill Valley homes range from shingled cottages and Craftsman homes in the canyons to mid-century homes on flatter lots and modern rebuilds with views of Mt. Tam or the bay. The unincorporated areas around the city, such as Tamalpais Valley, Homestead Valley and Strawberry, share the Mill Valley address and schools.

Canyon cottages and Craftsman homes among the redwoods
Mid-century and ranch homes on flatter lots
Contemporary rebuilds with bay or mountain views
Condos and townhomes, especially near Strawberry and Shelter Bay

See current Mill Valley homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Mill Valley

Downtown and Old Mill Walk to the square, Old Mill Park and the Depot.
Blithedale and Cascade canyons Redwood settings, creeks and trail access.
Scott Highlands and Sycamore Park Family neighborhoods with flatter streets.
Tamalpais Valley and Homestead Valley Sunny, more relaxed pockets near the coast road.
Strawberry Bay views and easy Highway 101 access.

Mill Valley schools

Mill Valley is served by the Mill Valley School District (several elementary schools and Mill Valley Middle School) and by Tamalpais High School. Strawberry Point and other schools serve specific areas; confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 101 and the Golden Gate Bridge are close. Commuters also use Golden Gate Transit buses and the Sausalito or Larkspur ferries.

Tips to sell your Mill Valley home

The fastest way to sell a home in Mill Valley at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Mill Valley:

Spring is peak season for Mill Valley family buyers; plan preparation in winter.
Pre-sale inspections help; canyon homes raise questions about drainage, foundations and trees.
Highlight the walk to town, trails and schools as much as the house itself.

Read the full home selling guide, or request a free Mill Valley home valuation.

Buying a home in Mill Valley

Check fire safety and defensible space: much of Mill Valley is in a wildfire-risk area, which affects insurance.
Ask about drainage, retaining walls and tree care on canyon lots.
Be ready to move quickly with a strong pre-approval in spring.

See the home buying guide and top 50 buyer questions.

Your Mill Valley Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Mill Valley.

See how to choose a Realtor, or talk with Monica and Michelle about Mill Valley.

Nearby communities

Tiburon Ross Corte Madera All communities

Mill Valley real estate questions

01What are the best neighborhoods in Mill Valley for families?

Families often look at Scott Highlands, Sycamore Park, Strawberry and the neighborhoods near Old Mill, but the right choice depends on schools, sun and commute. Monica and Michelle can walk you through each.

02Is homeowners insurance hard to get in Mill Valley?

Some homes in wildfire-risk areas face higher premiums or fewer carriers. Get an insurance quote early in escrow.

03How do I sell my Mill Valley home quickly?

Price accurately from recent comparable sales, prepare and stage the home, launch in a strong season and market to buyers relocating from San Francisco.

Thinking about Mill Valley?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Mill Valley market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

San Anselmo Real Estate

Homes for sale, neighborhoods, schools and market insight from your San Anselmo Realtors, Monica Costa & Michelle Pender

Search San Anselmo homes Ask about off-market homes

Sunset over Mount Tamalpais and San Anselmo

Setting: The heart of the Ross Valley, with wooded hillsides
Homes: Craftsman and older homes, family homes, Sleepy Hollow ranch homes
Schools: Ross Valley School District; Drake High School
Commute: About 30–35 minutes to the Golden Gate Bridge; Larkspur ferry nearby

Living in San Anselmo

San Anselmo is a village-style town at the center of the Ross Valley, with a walkable downtown of antique shops, cafés and restaurants on San Anselmo Avenue. Neighborhoods range from Craftsman homes near town to larger lots in Sleepy Hollow.

Families are drawn by the Ross Valley School District, Drake High School and a strong sense of community.

Walkable San Anselmo Avenue
Imagination Park and Creek Park
Trails to Bald Hill and the Cascade Canyon open space
Strong community events and farmers markets

San Anselmo homes for sale

You will find early-1900s Craftsman and shingled homes near downtown, mid-century homes in Sleepy Hollow, hillside homes with views and some larger lots on the edges of town.

Craftsman and shingled homes near downtown
Mid-century ranch homes in Sleepy Hollow
Hillside homes with valley views
Some larger lots near open space

See current San Anselmo homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in San Anselmo

Downtown and Seminary Historic homes near the town center and the seminary grounds.
Sleepy Hollow Ranch homes on larger lots, popular with families.
Red Hill and Oak Springs Hillside homes with views and quick access to Drake High.
Yolanda and Brookside Family neighborhoods near schools and trails.

San Anselmo schools

San Anselmo is served by the Ross Valley School District (including Brookside, Wade Thomas and Hidden Valley elementary schools and White Hill Middle School) and by Drake High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects to Highway 101; the Larkspur ferry and SMART station are about 10–15 minutes away.

Tips to sell your San Anselmo home

The fastest way to sell a home in San Anselmo at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to San Anselmo:

Charm sells: preserve character details while updating kitchens and baths.
Provide flood history for homes near San Anselmo Creek.
Highlight walkability to downtown and schools.

Read the full home selling guide, or request a free San Anselmo home valuation.

Buying a home in San Anselmo

Check flood zones near San Anselmo Creek.
Older homes may need foundation, electrical or sewer lateral work; inspect carefully.
Compare commute times; San Anselmo is a bit farther from the bridge than southern Marin.

See the home buying guide and top 50 buyer questions.

Your San Anselmo Realtors

M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to San Anselmo.

See how to choose a Realtor, or talk with Monica and Michelle about San Anselmo.

Nearby communities

Ross Kentfield Mill Valley All communities

San Anselmo real estate questions

01Is San Anselmo walkable?

Neighborhoods near San Anselmo Avenue are very walkable, with cafés, shops and parks close by.

02What high school serves San Anselmo?

Most of San Anselmo is served by Drake High School in the Tamalpais Union High School District.

03Is San Anselmo good for families?

Yes, families choose it for its schools, parks, community feel and more varied price points than southern Marin.

Thinking about San Anselmo?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current San Anselmo market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Corte Madera Real Estate

Homes for sale, neighborhoods, schools and market insight from your Corte Madera Realtors, Monica Costa & Michelle Pender

Search Corte Madera homes Ask about off-market homes

Corte Madera neighborhoods beneath Mount Tamalpais

Setting: Bay-side flats and hillsides in central Marin
Homes: Family homes, mid-century homes, townhomes
Schools: Larkspur–Corte Madera School District; Redwood High School
Commute: Highway 101 and the Larkspur ferry within minutes

Living in Corte Madera

Corte Madera is a family-oriented town between Larkspur and Mill Valley, with flat, walkable streets, parks and two major shopping centers. It offers some of the easiest living in central Marin: quick freeway access, a nearby ferry and good public schools.

It suits buyers who want a classic neighborhood feel and a practical commute, often at a lower price per square foot than neighboring towns.

Town Park and the Corte Madera Marsh
The Village and Town Center shopping
Flat streets that are easy for kids and bikes
Quick access to Mill Valley and Larkspur

Corte Madera homes for sale

Most Corte Madera homes are single-family homes on manageable lots, from mid-century ranch homes to remodeled family homes, with townhomes and condominiums closer to Highway 101 and the bay.

Mid-century and ranch family homes
Hillside homes on Christmas Tree Hill
Townhomes and condos near the bay
Remodeled and rebuilt homes on flat lots

See current Corte Madera homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Corte Madera

Christmas Tree Hill Hillside homes with views and quiet streets.
Chapman Park and Madera Gardens Flat, walkable family neighborhoods.
Near Town Park Walk to parks, the library and the Village shops.
Bay-side neighborhoods Homes and townhomes near the marsh and bay trail.

Corte Madera schools

Corte Madera is served by the Larkspur–Corte Madera School District (including Neil Cummins Elementary and Hall Middle School) and Redwood High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 101 runs through town, and the Larkspur Ferry Terminal is a few minutes away.

Tips to sell your Corte Madera home

The fastest way to sell a home in Corte Madera at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Corte Madera:

Market to families: schools, parks and flat streets are the headline.
Address any flood-zone status clearly for homes near the bay.
Simple cosmetic updates often matter more here than major remodels.

Read the full home selling guide, or request a free Corte Madera home valuation.

Buying a home in Corte Madera

Check flood maps and sea-level-rise projections for bay-side homes.
Compare noise from Highway 101 by street.
Expect competition for well-kept family homes near schools.

See the home buying guide and top 50 buyer questions.

Top Realtors in Corte Madera

Looking for the top Realtors in Corte Madera? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Corte Madera.

See how to choose a Realtor, or talk with Monica and Michelle about Corte Madera.

Nearby communities

Mill Valley Kentfield Tiburon All communities

Corte Madera real estate questions

01Is Corte Madera good for families?

Yes. Flat walkable neighborhoods, parks and the Larkspur–Corte Madera schools make it popular with families.

02Is Corte Madera in a flood zone?

Some bay-side areas are in FEMA flood zones while most of town is not. Check each address.

03Is Corte Madera less expensive than Mill Valley?

Corte Madera often offers more house for the money than Mill Valley or Tiburon, though prices vary widely by neighborhood and condition.

04Who are the top Realtors in Corte Madera?

The top Realtors in Corte Madera combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Corte Madera and across Marin County and San Francisco. Interview two or three agents and ask about their recent Corte Madera sales.

Thinking about Corte Madera?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Corte Madera market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Stinson Beach Real Estate

Homes for sale, neighborhoods, schools and market insight from your Stinson Beach Realtors, Monica Costa & Michelle Pender

Search Stinson Beach homes Ask about off-market homes

Setting: Coastal villages along Highway 1 on the Pacific
Homes: Beachfront homes, Seadrift, coastal cottages, second homes
Schools: Bolinas–Stinson Union School District; Tamalpais High School
Commute: About 45–60 minutes to San Francisco via Highway 1 and the bridge

Living in Stinson Beach

Stinson Beach is a small coastal village on Marin’s Pacific shore, surrounded by the Golden Gate National Recreation Area and Mount Tamalpais State Park. It is one of the few places in the Bay Area where you can own a beachfront home within about an hour of San Francisco.

Many buyers here are looking for a second home or a weekend retreat; others want full-time coastal living. Neighboring Bolinas, at the end of the lagoon, shares the same school district and coastal character.

Miles of beach and the Bolinas Lagoon
Trails to the Dipsea, Matt Davis and Steep Ravine
Surfing, birding and wildlife
A quiet, close-knit coastal community

Stinson Beach homes for sale

Inventory is small and varied: beachfront and lagoon-front homes in Seadrift, a private gated community on the Stinson sandspit; cottages and contemporary homes in the village; and hillside homes with ocean views above Highway 1.

Beachfront and lagoon-front homes in Seadrift
Village cottages a short walk to the beach
Ocean-view hillside homes
Second homes and weekend retreats

See current Stinson Beach homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Stinson Beach

Seadrift A gated community on the sandspit, with homes on the beach or the Bolinas Lagoon.
Stinson Beach village Cottages and homes a short walk to the beach, shops and cafés.
Calle del Arroyo and the Patios Homes close to the beach and the creek on the flats.
The hillside above Highway 1 Ocean and lagoon views from the slopes of Mt. Tam.

Stinson Beach schools

Stinson Beach is served by the Bolinas–Stinson Union School District for elementary and middle school, and by Tamalpais High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 1 connects to Mill Valley and Highway 101 over the shoulder of Mt. Tam; allow extra time on sunny weekends.

Tips to sell your Stinson Beach home

The fastest way to sell a home in Stinson Beach at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Stinson Beach:

Coastal homes need specific disclosures: septic, flood and sea-level information, and any Coastal Commission permits.
Time listings for spring and summer, when second-home buyers are visiting.
Show off the setting with drone and sunset photography.

Read the full home selling guide, or request a free Stinson Beach home valuation.

Buying a home in Stinson Beach

Inspect septic systems and check permits for additions.
Review flood, tsunami and sea-level-rise information and insurance costs.
Check county rules if you plan to rent the home short-term.

See the home buying guide and top 50 buyer questions.

Top Realtors in Stinson Beach

Looking for the top Realtors in Stinson Beach? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Stinson Beach.

See how to choose a Realtor, or talk with Monica and Michelle about Stinson Beach.

Nearby communities

Muir Beach Mill Valley Tiburon Bolinas All communities

Stinson Beach real estate questions

01Are there beachfront homes for sale near San Francisco?

Yes. Stinson Beach, especially Seadrift, offers some of the only beachfront homes within an hour of San Francisco.

02Is Seadrift a gated community?

Yes. Seadrift is a private, gated community on the Stinson Beach sandspit.

03Can I rent out a Stinson Beach home?

Short-term rentals in unincorporated Marin are regulated by the county. Check current rules before you buy.

04Who are the top Realtors in Stinson Beach?

The top Realtors in Stinson Beach combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Stinson Beach and across Marin County and San Francisco. Interview two or three agents and ask about their recent Stinson Beach sales.

Thinking about Stinson Beach?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Stinson Beach market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Muir Beach Real Estate

Homes for sale, neighborhoods, schools and market insight from your Muir Beach Realtors, Monica Costa & Michelle Pender

Search Muir Beach homes Ask about off-market homes

Setting: A small cove community on Highway 1, between Mill Valley and Stinson Beach
Homes: Ocean-view hillside homes, architect-designed retreats, cottages
Schools: Southern Marin public schools, including Tamalpais High School; confirm by address
Commute: About 15–20 minutes to Mill Valley and Highway 101; about 40 minutes to San Francisco

Living in Muir Beach

Muir Beach is a tiny unincorporated community of a few hundred residents set above a sheltered cove on Marin’s coast, surrounded by the Golden Gate National Recreation Area. It feels remote, yet it is one of the closest coastal communities to Mill Valley and San Francisco.

Buyers come for ocean views, quiet, and immediate access to the beach, the Coastal Trail and Muir Woods, with Mill Valley’s shops and schools a short drive over the hill.

Muir Beach and the Coastal Trail
Muir Woods and Mt. Tam close by
Green Gulch Farm and the Pelican Inn
A close-knit community with its own volunteer fire department

Muir Beach homes for sale

Homes are few and rarely come to market. Most sit on hillsides with views over the Pacific and the cove, from modest cottages to architect-designed contemporary homes. Many rely on septic systems, and coastal permitting applies to remodels and additions.

Ocean-view hillside homes
Architect-designed contemporary retreats
Cottages and cabins
Second homes and weekend getaways

See current Muir Beach homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Muir Beach

Above the cove Homes with direct views of Muir Beach and the ocean.
Seacape and the upper hillside Higher lots with sweeping coastline views.
Near Highway 1 and the Pelican Inn Closest to the beach, Redwood Creek and Green Gulch Farm.

Muir Beach schools

Muir Beach students attend southern Marin public schools, including Tamalpais High School. Confirm district assignment for each address.

Getting around and commuting to San Francisco

Highway 1 winds over the hill to Tamalpais Valley, Mill Valley and Highway 101. Allow extra time on sunny weekends, when beach traffic is heavy.

Tips to sell your Muir Beach home

The fastest way to sell a home in Muir Beach at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Muir Beach:

Disclose septic, water service and any Coastal Commission permits clearly.
Use drone and sunset photography to show the setting and views.
Reach second-home and lifestyle buyers in the Bay Area and beyond.

Read the full home selling guide, or request a free Muir Beach home valuation.

Buying a home in Muir Beach

Inspect septic systems and confirm water service and permits for past work.
Review landslide, wildfire and insurance information for hillside lots.
Check county rules if you plan to rent the home short-term.

See the home buying guide and top 50 buyer questions.

Top Realtors in Muir Beach

Looking for the top Realtors in Muir Beach? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Muir Beach.

See how to choose a Realtor, or talk with Monica and Michelle about Muir Beach.

Nearby communities

Stinson Beach Mill Valley Tiburon Sausalito All communities

Muir Beach real estate questions

01Are there homes for sale in Muir Beach?

Only a handful come to market in a typical year, and some sell privately. Monica and Michelle can let you know about upcoming opportunities.

02How far is Muir Beach from Mill Valley?

Usually about 15 to 20 minutes by car over Highway 1, depending on traffic.

03Is Muir Beach good for a second home?

Yes. Many owners use Muir Beach homes as weekend retreats, close to the city but on the coast.

04Who are the top Realtors in Muir Beach?

The top Realtors in Muir Beach combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Muir Beach and across Marin County and San Francisco. Interview two or three agents and ask about their recent Muir Beach sales.

Thinking about Muir Beach?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Muir Beach market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

San Francisco Real Estate

Homes for sale, neighborhoods, schools and market insight from your San Francisco Realtors, Monica Costa & Michelle Pender

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The Golden Gate Bridge and San Francisco at blue hourPhoto: King of Hearts · CC BY-SA 4.0 · Wikimedia Commons

Setting: Distinct neighborhoods across a seven-by-seven-mile city
Homes: Victorians and Edwardians, single-family homes, condos, TICs and co-ops
Schools: San Francisco Unified School District; many private schools
Commute: Muni, BART, Caltrain and ferries

Living in San Francisco

Michelle Pender is a native San Franciscan, and many of Monica and Michelle’s clients move between the city and Marin: they sell a home in San Francisco and buy in Marin, or the reverse. One team that knows both markets makes the timing and the numbers easier to manage.

San Francisco offers everything from Pacific Heights mansions and Sea Cliff estates to Victorian flats, modern condominiums and tenancy-in-common buildings.

World-class dining, culture and parks
The Presidio, Crissy Field and Golden Gate Park
Walkable neighborhoods with their own character
Quick access to Marin across the Golden Gate Bridge

San Francisco homes for sale

San Francisco housing includes single-family homes in neighborhoods such as Pacific Heights, Presidio Heights, Sea Cliff and St. Francis Wood; Victorian and Edwardian homes and flats; luxury condominiums in Russian Hill, Nob Hill, Rincon Hill and Mission Bay; and tenancy-in-common (TIC) and co-op buildings.

Single-family homes and estates
Victorian and Edwardian homes and flats
Luxury and view condominiums
Tenancy-in-common (TIC) and co-op apartments

See current San Francisco homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in San Francisco

Pacific Heights Grand homes, Fillmore Street and Golden Gate views.
Presidio Heights Quiet, tree-lined streets on the edge of the Presidio.
Sea Cliff Ocean-view estates above Baker and China beaches.
Russian Hill Hilltop views, cable cars and historic homes near downtown.
Cow Hollow Victorians and the shops and restaurants of Union Street.
Marina Sunny, flat streets by the Marina Green and Chestnut Street.
Noe Valley Family-friendly, sunny and centered on 24th Street.
Nob Hill Historic residences and grand hotels above downtown.
Also worth a look St. Francis Wood, Ashbury Heights, Telegraph Hill and the Mission.

San Francisco schools

San Francisco Unified School District assigns most students through an application process rather than strictly by address, and its policies have been under review. Check sfusd.edu for current rules. The city also has many private and parochial schools.

Getting around San Francisco

Muni, BART, Caltrain and ferries connect neighborhoods to downtown and the region. For a move to Marin, see the guides for ferry towns such as Sausalito, Tiburon and Larkspur.

Tips to sell your San Francisco home

The fastest way to sell a home in San Francisco at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to San Francisco:

Pricing strategy matters: some San Francisco listings price to invite multiple offers, others price at value. Choose deliberately.
Order pre-sale inspections so buyers can make strong offers quickly.
Understand transfer tax and any condo or TIC rules before you list.

Read the full home selling guide, or request a free San Francisco home valuation.

Buying a home in San Francisco

Review HOA documents, budgets and reserves for condos.
Understand TIC financing, shared obligations and conversion rules.
Check rent control status and tenant history for multi-unit buildings.

See the home buying guide and top 50 buyer questions.

Top Realtors in San Francisco

Looking for the top Realtors in San Francisco? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and relocating clients in San Francisco.

See how to choose a Realtor, or talk with Monica and Michelle about San Francisco.

Nearby communities

Sausalito Tiburon Mill Valley All communities

San Francisco real estate questions

01Should I sell my San Francisco home before buying in Marin?

It depends on your finances and the market. Options include selling first with a rent-back, a contingent offer or a bridge loan. Monica and Michelle model each with you and your lender.

02What is a TIC in San Francisco?

A tenancy in common is shared ownership of a building, with each owner holding the right to occupy a unit. Financing and rules differ from condos.

03How do I get current San Francisco market data?

Ask Monica and Michelle for a neighborhood-level analysis of recent sales, pricing and days on market.

04Who are the top Realtors in San Francisco?

The top Realtors in San Francisco combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of Engel & Völkers represent buyers and sellers in San Francisco and across Marin County and San Francisco. Interview two or three agents and ask about their recent San Francisco sales.

Thinking about San Francisco?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current San Francisco market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Pacific Heights Real Estate

Homes for sale, lifestyle, schools and market insight from your Pacific Heights Realtors, Monica Costa & Michelle Pender

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A Pacific Heights mansionPhoto: Carol M. Highsmith · Public domain · Wikimedia Commons

Setting: A ridge-top neighborhood between the Presidio, the Marina and downtown
Homes: Mansions, Edwardian and Victorian single-family homes, view condos
Schools: SFUSD (assignment by application); top private schools nearby
Commute: About 15 minutes to the Financial District; quick access to the Golden Gate Bridge

Living in Pacific Heights

Pacific Heights sits on a ridge with sweeping views of the bay, the Golden Gate Bridge and the Palace of Fine Arts. It is one of San Francisco’s most established neighborhoods, known for grand early-20th-century homes, quiet residential blocks and two much-loved parks, Lafayette Park and Alta Plaza Park.

Daily life centers on Fillmore Street and Sacramento Street, with cafés, boutiques and restaurants within walking distance. The Presidio and Crissy Field are minutes away.

Lafayette Park and Alta Plaza Park
Fillmore Street and Sacramento Street shops and dining
Bay and Golden Gate views from the north slope
Close to the Presidio, the Marina and downtown

Pacific Heights homes for sale

Pacific Heights offers some of the city’s most significant single-family homes, from Beaux-Arts and Georgian Revival mansions along Broadway and Vallejo Street to Edwardian and Victorian homes on the interior blocks, plus full-floor view condominiums. Homes on the north slope with bay views command the highest prices.

Estate homes on the “Gold Coast” blocks of Broadway and Vallejo
Edwardian and Victorian single-family homes
Full-floor view condominiums and co-ops
Homes near Lafayette and Alta Plaza parks

See current San Francisco homes for sale or ask Monica and Michelle about homes in Pacific Heights not yet on the market.

Best areas of Pacific Heights

The Gold Coast Broadway and Vallejo Street, with the largest homes and widest views.
Lafayette Park Classic homes and condominiums around the park on the eastern side.
Upper Fillmore Walkable blocks near Fillmore Street shops and Alta Plaza Park.

Pacific Heights schools

Public schools are part of the San Francisco Unified School District, which assigns students through an application process; nearby public schools include Sherman Elementary, Claire Lilienthal and Marina Middle School. Pacific Heights is also home to or near several well-known private schools, including The Hamlin School, Convent & Stuart Hall, Town School for Boys and San Francisco University High School. Check sfusd.edu for current assignment rules.

Getting around and commuting

Muni buses on Fillmore, Divisadero and Union streets connect to downtown, and the Financial District is about 15 minutes by car. The Golden Gate Bridge and the Presidio are close, which makes trips to Marin easy.

Tips to sell your Pacific Heights home

The fastest way to sell a home in Pacific Heights at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Pacific Heights:

Lead with the view: twilight photography and floor plans help buyers judge light and outlook.
Prepare disclosures on older systems, seismic work and any historic-review history.
Reach buyers privately first; many Pacific Heights sales start with quiet previews.

Read the full home selling guide, or request a free Pacific Heights home valuation.

Buying a home in Pacific Heights

Budget for upkeep of older, larger homes and confirm any seismic retrofit work.
Review HOA finances carefully for condominiums and co-ops.
Ask about exterior changes before you buy; some blocks are sensitive to design review.

See the home buying guide and top 50 buyer questions.

Top Realtors in Pacific Heights

Looking for the top Realtors in Pacific Heights? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Pacific Heights and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Pacific Heights.

Nearby neighborhoods

Presidio Heights Cow Hollow Marina San Francisco guide

Pacific Heights real estate questions

01Is Pacific Heights a good place to raise a family?

Many families choose Pacific Heights for its parks, quiet streets and the number of well-known private schools nearby.

02What kinds of homes are in Pacific Heights?

Grand single-family homes and mansions, Edwardian and Victorian houses, and view condominiums and co-ops.

03Who are the top Realtors in Pacific Heights?

The top Realtors in Pacific Heights combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Pacific Heights and across Marin County and San Francisco. Interview two or three agents and ask about their recent Pacific Heights sales.

Thinking about Pacific Heights?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Pacific Heights market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Presidio Heights Real Estate

Homes for sale, lifestyle, schools and market insight from your Presidio Heights Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Shingled homes on Walnut Street, Presidio HeightsPhoto: Yngvadottir · CC BY-SA 4.0 · Wikimedia Commons

Setting: A small, residential neighborhood along the Presidio’s southern wall
Homes: Large single-family homes, Arts and Crafts and Edwardian architecture
Schools: SFUSD (assignment by application); private schools nearby
Commute: About 20 minutes to downtown; minutes to the Golden Gate Bridge

Living in Presidio Heights

Presidio Heights is one of San Francisco’s most private neighborhoods, a few quiet blocks of large homes bordering the Presidio’s forest and trails. It feels residential and calm while remaining close to everything.

Sacramento Street and Laurel Village provide neighborhood shopping and dining, and the Presidio offers hiking, the Presidio Tunnel Tops and Crissy Field.

Direct access to the Presidio’s trails and open space
Sacramento Street and Laurel Village shops
Julius Kahn Playground
Quiet, low-traffic residential streets

Presidio Heights homes for sale

Homes here are mostly substantial single-family houses on wider lots than much of the city: shingled Arts and Crafts homes, Edwardian and Tudor Revival residences and occasional modern rebuilds. Very few come to market each year.

Large single-family homes on wide lots
Arts and Crafts, Tudor and Edwardian architecture
Homes backing onto the Presidio
A small number of condominiums near Laurel Village

See current San Francisco homes for sale or ask Monica and Michelle about homes in Presidio Heights not yet on the market.

Best areas of Presidio Heights

Along the Presidio Wall Pacific Avenue and Jackson Street, backing onto the Presidio forest.
Near Laurel Village Close to California Street shopping and services.
Sacramento Street Walkable to boutiques, cafés and restaurants.

Presidio Heights schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Roosevelt Middle School is nearby. Private options in the area include Presidio Hill School, Town School for Boys and Katherine Delmar Burke School, with many others a short drive away. Check sfusd.edu for current rules.

Getting around and commuting

Muni buses on California, Sacramento and Presidio Avenue connect to downtown. The Presidio Parkway leads straight to the Golden Gate Bridge for an easy drive to Marin.

Tips to sell your Presidio Heights home

The fastest way to sell a home in Presidio Heights at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Presidio Heights:

Show the connection to the Presidio with photography of nearby trails and green space.
Highlight architecture and any restoration history.
Use a private, quiet marketing approach; many buyers here value discretion.

Read the full home selling guide, or request a free Presidio Heights home valuation.

Buying a home in Presidio Heights

Expect very limited inventory and be ready to move quickly when a home appears.
Have older homes inspected for foundation, drainage and seismic work.
Check parking and garage access; some older homes have limited parking.

See the home buying guide and top 50 buyer questions.

Top Realtors in Presidio Heights

Looking for the top Realtors in Presidio Heights? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Presidio Heights and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Presidio Heights.

Nearby neighborhoods

Pacific Heights Sea Cliff Cow Hollow San Francisco guide

Presidio Heights real estate questions

01Is Presidio Heights a good place to raise a family?

Yes, many families choose it for quiet streets, playgrounds and proximity to the Presidio and private schools.

02How often do homes come up for sale in Presidio Heights?

Rarely. It is a small neighborhood, so many sales happen privately or with little notice.

03Who are the top Realtors in Presidio Heights?

The top Realtors in Presidio Heights combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Presidio Heights and across Marin County and San Francisco. Interview two or three agents and ask about their recent Presidio Heights sales.

Thinking about Presidio Heights?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Presidio Heights market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Sea Cliff Real Estate

Homes for sale, lifestyle, schools and market insight from your Sea Cliff Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Sea Cliff homes above the beachPhoto: Wng at English Wikipedia · CC BY-SA 3.0 · Wikimedia Commons

Setting: Ocean and Golden Gate views on the city’s northwest edge
Homes: Estate homes, Mediterranean and modern residences
Schools: SFUSD (assignment by application); private schools nearby
Commute: About 25 minutes to downtown; minutes to the Golden Gate Bridge

Living in Sea Cliff

Sea Cliff is a small, secluded enclave of large homes above Baker Beach and China Beach, with views of the Golden Gate Bridge, the Marin Headlands and the Pacific. It is among the most exclusive neighborhoods in the city.

Lands End, the Lincoln Park golf course and the Legion of Honor museum are nearby, and Clement Street in the Richmond District offers everyday shopping and dining.

China Beach and Baker Beach
Lands End trail and the Legion of Honor
Lincoln Park golf course
Golden Gate and ocean views

Sea Cliff homes for sale

Sea Cliff homes are mostly large single-family residences on curving streets such as Sea Cliff Avenue and El Camino del Mar, many in Mediterranean, Spanish Revival or modern styles. Oceanfront homes with direct Golden Gate views are rare and highly sought after.

Ocean-view and oceanfront estates
Mediterranean and Spanish Revival homes
Modern architect-designed residences
Homes near the Lake Street corridor

See current San Francisco homes for sale or ask Monica and Michelle about homes in Sea Cliff not yet on the market.

Best areas of Sea Cliff

Sea Cliff Avenue and El Camino del Mar The core of the neighborhood, with ocean and bridge views.
Near Lincoln Park Quiet streets close to the golf course and Lands End.
Lake Street border Larger homes with easier access to Clement Street.

Sea Cliff schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Lafayette Elementary and Presidio Middle School serve the nearby Richmond District. Katherine Delmar Burke School, a private girls’ school, is close by. Check sfusd.edu for current rules.

Getting around and commuting

Muni buses on Geary Boulevard and California Street reach downtown. The Golden Gate Bridge is a few minutes away via the Presidio Parkway.

Tips to sell your Sea Cliff home

The fastest way to sell a home in Sea Cliff at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Sea Cliff:

Feature the views with drone and sunset photography.
Document any cliff, drainage or geotechnical studies before listing.
Market privately to a select group of buyers and agents first.

Read the full home selling guide, or request a free Sea Cliff home valuation.

Buying a home in Sea Cliff

Ask for geotechnical reports on homes near the bluff.
Expect fog and wind near the ocean; visit at different times of day.
Budget for exterior maintenance in a salt-air setting.

See the home buying guide and top 50 buyer questions.

Top Realtors in Sea Cliff

Looking for the top Realtors in Sea Cliff? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Sea Cliff and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Sea Cliff.

Nearby neighborhoods

Presidio Heights Pacific Heights Russian Hill San Francisco guide

Sea Cliff real estate questions

01What makes Sea Cliff unique?

Its combination of estate homes, ocean and Golden Gate views and two beaches within walking distance.

02Is Sea Cliff foggy?

It can be, especially in summer; many residents enjoy the dramatic weather and views.

03Who are the top Realtors in Sea Cliff?

The top Realtors in Sea Cliff combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Sea Cliff and across Marin County and San Francisco. Interview two or three agents and ask about their recent Sea Cliff sales.

Thinking about Sea Cliff?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Sea Cliff market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Russian Hill Real Estate

Homes for sale, lifestyle, schools and market insight from your Russian Hill Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Russian Hill looking toward Coit Tower and the Bay BridgePhoto: Eduardo Manchon · CC BY-SA 3.0 · Wikimedia Commons

Setting: A steep hill between Fisherman’s Wharf, North Beach and Polk Street
Homes: View condos, historic cottages and single-family homes
Schools: SFUSD (assignment by application); private schools nearby
Commute: Walk or take the cable car to downtown

Living in Russian Hill

Russian Hill offers some of the most famous views in San Francisco, of the bay, Alcatraz, Coit Tower and the Golden Gate Bridge. Hidden stairways, garden lanes such as Macondray Lane and the winding block of Lombard Street give it a storybook feel.

Polk Street and Hyde Street have neighborhood restaurants and shops, and North Beach and Fisherman’s Wharf are an easy walk away.

Cable cars on Hyde Street and Mason Street
Lombard Street, Macondray Lane and Ina Coolbrith Park
Polk Street and Hyde Street dining
Bay, bridge and city views

Russian Hill homes for sale

Housing ranges from historic cottages and single-family homes to elegant prewar apartment buildings and modern high-rise condominiums with panoramic views. Top-floor and view units are especially prized.

View condominiums and penthouses
Historic single-family homes and cottages
Prewar co-ops and apartment buildings
Homes on stairway lanes and quiet cul-de-sacs

See current San Francisco homes for sale or ask Monica and Michelle about homes in Russian Hill not yet on the market.

Best areas of Russian Hill

The crest near Vallejo Street Some of the best views in the city and quiet hilltop blocks.
Lombard and Chestnut Close to the crooked street and the Bay.
Polk Street side Walkable to shops, restaurants and Van Ness Avenue.

Russian Hill schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Yick Wo Elementary, Spring Valley Science and Galileo Academy are nearby. Private options are a short ride away. Check sfusd.edu for current rules.

Getting around and commuting

Many residents walk or take the cable car to the Financial District. Muni buses on Polk and Van Ness connect across the city, and the Golden Gate Bridge is about 10 minutes by car.

Tips to sell your Russian Hill home

The fastest way to sell a home in Russian Hill at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Russian Hill:

Photograph views at sunset and at night.
Highlight parking; a garage space adds real value here.
Prepare HOA documents early for condominium sales.

Read the full home selling guide, or request a free Russian Hill home valuation.

Buying a home in Russian Hill

Check parking and garage access before you fall in love with a view.
Review HOA reserves and any special assessments.
Walk the hill; some streets are very steep.

See the home buying guide and top 50 buyer questions.

Top Realtors in Russian Hill

Looking for the top Realtors in Russian Hill? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Russian Hill and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Russian Hill.

Nearby neighborhoods

Nob Hill Cow Hollow Marina San Francisco guide

Russian Hill real estate questions

01Is Russian Hill walkable?

Yes, though steep. Many residents walk to North Beach, Polk Street and the waterfront.

02Are there single-family homes on Russian Hill?

Yes, though most housing is condominiums and apartment buildings; houses are limited.

03Who are the top Realtors in Russian Hill?

The top Realtors in Russian Hill combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Russian Hill and across Marin County and San Francisco. Interview two or three agents and ask about their recent Russian Hill sales.

Thinking about Russian Hill?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Russian Hill market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Cow Hollow Real Estate

Homes for sale, lifestyle, schools and market insight from your Cow Hollow Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Cow Hollow rooftops looking north to the bay and MarinPhoto: Tony Webster · CC BY 2.0 · Wikimedia Commons

Setting: A sunny slope between Pacific Heights and the Marina
Homes: Victorian and Edwardian homes, flats and condos
Schools: SFUSD (assignment by application); private schools nearby
Commute: About 15 minutes to downtown; close to the Golden Gate Bridge

Living in Cow Hollow

Cow Hollow sits between Pacific Heights and the Marina, on gentle slopes with bay views from many streets. Union Street, lined with restored Victorians, is its lively center for boutiques, restaurants and cafés.

The Presidio, Crissy Field and the Marina Green are a short walk, and the neighborhood is popular with young families and professionals.

Union Street boutiques and dining
Allyne Park and the Octagon House
Walk to the Marina Green and Crissy Field
Bay views from upper streets

Cow Hollow homes for sale

Cow Hollow offers beautifully restored Victorian and Edwardian single-family homes, two- and three-unit flats, and condominiums. Homes on the upper blocks near Pacific Heights often have bay views.

Restored Victorian and Edwardian homes
Two- and three-unit flats and condominiums
View homes on the upper blocks
Homes walkable to Union Street

See current San Francisco homes for sale or ask Monica and Michelle about homes in Cow Hollow not yet on the market.

Best areas of Cow Hollow

Union Street corridor Walk to shops, dining and Allyne Park.
Upper Cow Hollow Bordering Pacific Heights, with more bay views.
Lower Cow Hollow Close to Lombard Street and the Marina.

Cow Hollow schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Sherman Elementary, Marina Middle School and Galileo Academy are nearby. Several private schools are within a short drive. Check sfusd.edu for current rules.

Getting around and commuting

Muni buses on Union Street and Van Ness Avenue reach downtown in about 20 minutes, and the Golden Gate Bridge is a few minutes away via Lombard Street.

Tips to sell your Cow Hollow home

The fastest way to sell a home in Cow Hollow at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Cow Hollow:

Highlight walkability to Union Street and the Marina Green.
Stage outdoor spaces; gardens and decks matter to buyers here.
Prepare reports on older systems and any seismic work.

Read the full home selling guide, or request a free Cow Hollow home valuation.

Buying a home in Cow Hollow

Check whether a building is a single-family home, flats or a TIC.
Have older homes inspected for foundation and seismic work.
Confirm parking; garage spaces add value.

See the home buying guide and top 50 buyer questions.

Top Realtors in Cow Hollow

Looking for the top Realtors in Cow Hollow? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Cow Hollow and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Cow Hollow.

Nearby neighborhoods

Marina Pacific Heights Presidio Heights San Francisco guide

Cow Hollow real estate questions

01Is Cow Hollow good for families?

Yes, many families like its parks, walkability and proximity to the Presidio and schools.

02What is the difference between Cow Hollow and the Marina?

Cow Hollow is slightly higher and older, centered on Union Street; the Marina is flat, closer to the water and centered on Chestnut Street.

03Who are the top Realtors in Cow Hollow?

The top Realtors in Cow Hollow combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Cow Hollow and across Marin County and San Francisco. Interview two or three agents and ask about their recent Cow Hollow sales.

Thinking about Cow Hollow?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Cow Hollow market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Marina Real Estate

Homes for sale, lifestyle, schools and market insight from your Marina Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Homes facing the Marina GreenPhoto: l0da_ralta · CC BY 2.0 · Wikimedia Commons

Setting: Flat, waterfront blocks between Fort Mason and the Presidio
Homes: Mediterranean-style homes from the 1920s–30s, flats and condos
Schools: SFUSD (assignment by application); private schools nearby
Commute: About 20 minutes to downtown; closest to the Golden Gate Bridge

Living in Marina

The Marina is one of San Francisco’s sunniest, most active neighborhoods, set along the waterfront with the Marina Green, Crissy Field and the Palace of Fine Arts at its doorstep. Chestnut Street is lined with cafés, fitness studios and restaurants.

Running, cycling and sailing are part of daily life, and the Golden Gate Bridge is minutes away for weekend trips to Marin.

Marina Green, Crissy Field and the Palace of Fine Arts
Chestnut Street shops and dining
Yacht harbors and the waterfront promenade
Flat, bike-friendly streets

Marina homes for sale

Most homes are Mediterranean and Spanish-style single-family houses and flats built in the 1920s and 1930s, along with condominiums. Homes facing the Marina Green or the Palace of Fine Arts are the most prized.

Mediterranean-style single-family homes
Two- and three-unit flats and condominiums
Waterfront homes on Marina Boulevard
Homes walkable to Chestnut Street

See current San Francisco homes for sale or ask Monica and Michelle about homes in Marina not yet on the market.

Best areas of Marina

Marina Boulevard Waterfront homes facing the Marina Green and the bay.
Chestnut Street area The heart of the neighborhood’s shops and dining.
Near the Palace of Fine Arts Quiet streets beside the lagoon and the Presidio.

Marina schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Claire Lilienthal, Marina Middle School and Galileo Academy are nearby. Several private schools are within a short drive. Check sfusd.edu for current rules.

Getting around and commuting

Muni buses along Chestnut, Lombard and Van Ness connect to downtown. The Marina has the city’s easiest access to the Golden Gate Bridge for commuting to Marin.

Tips to sell your Marina home

The fastest way to sell a home in Marina at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Marina:

Market the lifestyle: the waterfront, Chestnut Street and the Golden Gate.
Have any seismic retrofit and foundation documentation ready.
Stage for light; sunny exposures are a major draw.

Read the full home selling guide, or request a free Marina home valuation.

Buying a home in Marina

Ask about seismic retrofits: much of the Marina is built on fill, which can be vulnerable to liquefaction in a strong earthquake.
Review the natural hazard report and consider earthquake insurance.
Confirm whether a property is a single-family home, flats or a TIC.

See the home buying guide and top 50 buyer questions.

Top Realtors in Marina

Looking for the top Realtors in Marina? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Marina and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Marina.

Nearby neighborhoods

Cow Hollow Pacific Heights Russian Hill San Francisco guide

Marina real estate questions

01Is the Marina safe in an earthquake?

Much of the Marina sits on fill and was damaged in 1989. Many buildings have since been retrofitted; ask for retrofit records and a structural inspection.

02Is the Marina sunny?

Yes, it is one of the city’s sunnier neighborhoods, though afternoon wind is common.

03Who are the top Realtors in Marina?

The top Realtors in Marina combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Marina and across Marin County and San Francisco. Interview two or three agents and ask about their recent Marina sales.

Thinking about Marina?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Marina market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Noe Valley Real Estate

Homes for sale, lifestyle, schools and market insight from your Noe Valley Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Victorian buildings on 24th Street, Noe ValleyPhoto: Elisa.rolle · CC BY-SA 4.0 · Wikimedia Commons

Setting: A sunny valley sheltered from the fog, south of the Castro
Homes: Victorian and Edwardian homes, remodels, flats and condos
Schools: SFUSD (assignment by application); private schools nearby
Commute: J-Church Muni, BART nearby and quick access to I-280 south

Living in Noe Valley

Noe Valley is one of San Francisco’s most popular neighborhoods for families. Protected from much of the fog by the surrounding hills, it is often sunny when other parts of the city are gray.

24th Street is the neighborhood’s main street, with bakeries, cafés, shops, the Saturday farmers market and Noe Valley Town Square. Parks and playgrounds such as Noe Courts and Douglass Park are close by.

24th Street shops, cafés and farmers market
Noe Valley Town Square
Noe Courts and Douglass Park
Sunny microclimate

Noe Valley homes for sale

Noe Valley offers restored Victorian and Edwardian homes, extensively remodeled modern single-family homes, two-unit flats and condominiums. Homes on the upper slopes often have city and bay views.

Victorian and Edwardian single-family homes
Modern remodels with family rooms and gardens
Two-unit flats and condominiums
View homes on the upper slopes

See current San Francisco homes for sale or ask Monica and Michelle about homes in Noe Valley not yet on the market.

Best areas of Noe Valley

24th Street core Walk to shops, cafés and the farmers market.
Upper Noe Near Diamond Heights, with larger lots and views.
Dolores Heights border Hillside homes with downtown views.

Noe Valley schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Alvarado Elementary and James Lick Middle School are in the neighborhood. Private options are nearby in Noe Valley and neighboring districts. Check sfusd.edu for current rules.

Getting around and commuting

The J-Church Muni line and 24th Street BART station are close by, and I-280 offers a quick drive to the Peninsula and Silicon Valley, which makes Noe Valley popular with tech commuters.

Tips to sell your Noe Valley home

The fastest way to sell a home in Noe Valley at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Noe Valley:

Highlight family spaces: bedrooms on one level, gardens and nearby parks.
Organize permits for remodels and additions before listing.
Price carefully; well-prepared homes often draw multiple offers.

Read the full home selling guide, or request a free Noe Valley home valuation.

Buying a home in Noe Valley

Confirm permits for past remodels and additions.
Expect competition for move-in-ready family homes.
Check parking and garage access; many older homes have none.

See the home buying guide and top 50 buyer questions.

Top Realtors in Noe Valley

Looking for the top Realtors in Noe Valley? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Noe Valley and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Noe Valley.

Nearby neighborhoods

Russian Hill Cow Hollow Pacific Heights San Francisco guide

Noe Valley real estate questions

01Is Noe Valley good for families?

Yes, it is one of the city’s most family-oriented neighborhoods, with sunny weather, parks and a walkable main street.

02Is Noe Valley good for commuting to Silicon Valley?

Yes, I-280 is close, and BART and Muni connect to downtown.

03Who are the top Realtors in Noe Valley?

The top Realtors in Noe Valley combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Noe Valley and across Marin County and San Francisco. Interview two or three agents and ask about their recent Noe Valley sales.

Thinking about Noe Valley?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Noe Valley market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

San Francisco guide Neighborhood guide

Nob Hill Real Estate

Homes for sale, lifestyle, schools and market insight from your Nob Hill Realtors, Monica Costa & Michelle Pender

Search San Francisco homes Ask about off-market homes

Grace Cathedral on Nob HillPhoto: Guilhem Vellut · CC BY 2.0 · Wikimedia Commons

Setting: A historic hilltop above Union Square and the Financial District
Homes: Luxury co-ops, condominiums and prewar apartment buildings
Schools: SFUSD (assignment by application); private schools nearby
Commute: Walk or take the cable car to downtown

Living in Nob Hill

Nob Hill is one of San Francisco’s most storied neighborhoods, home to Grace Cathedral, Huntington Park and landmark hotels such as the Fairmont and the Mark Hopkins. Cable cars climb its streets, and views stretch across the bay.

Residents can walk to Union Square, Chinatown, North Beach and the Financial District, making it ideal for those who want city living with a historic setting.

Grace Cathedral and Huntington Park
Cable cars on California, Powell and Mason streets
Walk to Union Square and the Financial District
Historic hotels and dining

Nob Hill homes for sale

Nob Hill housing is mostly elegant prewar co-ops and condominiums, full-floor residences in landmark buildings and modern luxury condos, many with doormen and city or bay views.

Full-floor co-ops and condominiums
Prewar buildings with doormen
Modern luxury condominiums
Pied-à-terre residences

See current San Francisco homes for sale or ask Monica and Michelle about homes in Nob Hill not yet on the market.

Best areas of Nob Hill

The crest around Huntington Park Landmark buildings beside Grace Cathedral.
Russian Hill border Quieter streets with bay views.
Lower Nob Hill Closer to Union Square, with more apartment buildings.

Nob Hill schools

Public schools are part of the San Francisco Unified School District, assigned through an application process; Spring Valley Science and Galileo Academy are nearby. The Cathedral School for Boys is on Nob Hill. Check sfusd.edu for current rules.

Getting around and commuting

Cable cars and Muni buses run down the hill to the Financial District and Union Square, and many residents walk to work.

Tips to sell your Nob Hill home

The fastest way to sell a home in Nob Hill at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Nob Hill:

Feature building amenities, views and the walk to downtown.
Prepare co-op or HOA documents and board requirements early.
Market to pied-à-terre and international buyers as well as locals.

Read the full home selling guide, or request a free Nob Hill home valuation.

Buying a home in Nob Hill

For co-ops, learn the board approval process and financing rules.
Review HOA reserves, assessments and building rules.
Ask about parking; deeded spaces are valuable.

See the home buying guide and top 50 buyer questions.

Top Realtors in Nob Hill

Looking for the top Realtors in Nob Hill? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Michelle is a native San Franciscan and member of Engel & Völkers Private Office; Monica is a founding member of Engel & Völkers in Marin County. Together they represent buyers and sellers in Nob Hill and families moving between San Francisco and Marin.

See how to choose a Realtor, or talk with Monica and Michelle about Nob Hill.

Nearby neighborhoods

Russian Hill Pacific Heights Marina San Francisco guide

Nob Hill real estate questions

01Are there co-ops on Nob Hill?

Yes, several historic Nob Hill buildings are co-ops, which have their own approval and financing rules.

02Is Nob Hill good for a pied-à-terre?

Yes, its doorman buildings and walkable location make it a popular choice.

03Who are the top Realtors in Nob Hill?

The top Realtors in Nob Hill combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Nob Hill and across Marin County and San Francisco. Interview two or three agents and ask about their recent Nob Hill sales.

Thinking about Nob Hill?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Nob Hill market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Belvedere Real Estate

Homes for sale, lifestyle, schools and market insight from your Belvedere Realtors, Monica Costa & Michelle Pender

Search Belvedere homes Ask about off-market homes

Belvedere homes above the San Francisco Yacht ClubPhoto: Brocken Inaglory · CC BY-SA 3.0 · Wikimedia Commons

Setting: A small city on Belvedere Island and around Belvedere Lagoon, next to Tiburon
Homes: Waterfront estates, view homes and lagoon homes
Schools: Reed Union School District; Redwood High School
Commute: Ferry from downtown Tiburon; about 30 minutes to the Golden Gate Bridge

Living in Belvedere

Belvedere is one of Marin’s smallest and most exclusive cities, with about two thousand residents on Belvedere Island, Corinthian Island and around Belvedere Lagoon. Homes enjoy views of San Francisco, the Golden Gate Bridge, Angel Island and Mount Tamalpais.

Life revolves around the water: the San Francisco Yacht Club, private docks, kayaking on the lagoon and walks along Beach Road. Downtown Tiburon’s shops, restaurants and ferry are a short walk away.

San Francisco Yacht Club
Belvedere Lagoon
Views of San Francisco and the Golden Gate
Walk to downtown Tiburon and the ferry

Belvedere homes for sale

Belvedere offers some of Marin’s most significant waterfront estates, many with private docks, along with hillside view homes and homes on Belvedere Lagoon. Inventory is very limited, and design review is strict.

Waterfront estates with private docks
Hillside homes with city and bridge views
Lagoon homes with water access
Architect-designed modern residences

See current Belvedere homes for sale or ask Monica and Michelle about homes in Belvedere not yet on the market.

Best areas of Belvedere

Belvedere Island The hillside with the most dramatic views and waterfront estates.
Belvedere Lagoon Homes on the water with docks for small boats.
Corinthian Island Shared with Tiburon, close to the village.

Belvedere schools

Belvedere is served by the Reed Union School District (Reed Elementary, Bel Aire Elementary and Del Mar Middle School) and Redwood High School in the Tamalpais Union High School District. Confirm assignment for each address.

Getting around and commuting to San Francisco

Golden Gate Ferry and Angel Island ferry service runs from downtown Tiburon, and Tiburon Boulevard connects to Highway 101 and the Golden Gate Bridge in about 15 minutes.

Tips to sell your Belvedere home

The fastest way to sell a home in Belvedere at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Belvedere:

Market the water and the view with aerial and twilight photography.
Gather dock, seawall and permit records before listing.
Reach buyers privately; many Belvedere sales happen off-market.

Read the full home selling guide, or request a free Belvedere home valuation.

Buying a home in Belvedere

Review flood, seawall and dock permits for waterfront homes.
Understand Belvedere’s design review before planning changes.
Check geotechnical reports for hillside properties.

See the home buying guide and top 50 buyer questions.

Top Realtors in Belvedere

Looking for the top Realtors in Belvedere? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and families moving from San Francisco to Belvedere.

See how to choose a Realtor, or talk with Monica and Michelle about Belvedere.

Nearby communities

Tiburon Sausalito Mill Valley All communities

Belvedere real estate questions

01Is Belvedere a good place to raise a family?

Many families choose Belvedere for its safety, Reed Union schools and waterfront lifestyle.

02Are there waterfront homes with docks in Belvedere?

Yes, on Belvedere Island and Belvedere Lagoon, though few come to market each year.

03Who are the top Realtors in Belvedere?

The top Realtors in Belvedere combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers, represent buyers and sellers in Belvedere and across Marin County and San Francisco. Interview two or three agents and ask about their recent Belvedere sales.

Thinking about Belvedere?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Belvedere market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Sausalito Real Estate

Homes for sale, neighborhoods, schools and market insight from your Sausalito Realtors, Monica Costa & Michelle Pender

Search Sausalito homes Ask about off-market homes

Sausalito hillside homes above Richardson BayPhoto: Squirrel 22 · Public domain · Wikimedia Commons

Setting: Hillsides above Richardson Bay at the north end of the Golden Gate Bridge
Homes: View homes, waterfront condos, floating homes
Schools: Sausalito Marin City School District; Tamalpais High School
Commute: First town across the Golden Gate Bridge; ferries from downtown

Living in Sausalito

Sausalito is the first town north of the Golden Gate Bridge, built on hillsides that drop to Richardson Bay. Bridgeway runs along the waterfront with galleries, restaurants and the ferry landing, and much of the town looks across the water to Belvedere, Angel Island and the San Francisco skyline.

It suits buyers who want one of the shortest commutes in Marin, water views and a walkable waterfront downtown.

Walkable waterfront downtown and ferry
Bay Trail for walking, biking and dogs
Sailing, kayaking and stand-up paddling
Close to the Marin Headlands and Muir Beach

Sausalito homes for sale

Sausalito has some of the most varied housing in Marin: hillside homes stacked for views, contemporary homes on Wolfback Ridge, condominiums and townhomes near the water, and the floating-home communities along the northern waterfront. Floating homes are bought and financed differently from houses, so experienced guidance matters.

Hillside view homes and contemporary architecture
Waterfront condominiums and townhomes
Floating homes (houseboats) at Waldo Point and nearby marinas
A limited number of homes with private moorings

See current Sausalito homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Sausalito

Old Town Historic homes on the hill above the ferry, walkable to downtown.
Downtown and Bridgeway Condos and homes close to the water, shops and ferry.
The Banana Belt The sunniest hillside pocket, prized for warm afternoons.
Wolfback Ridge Larger, more private homes with sweeping bay and bridge views.
The floating homes A waterfront community of houseboats at Waldo Point and nearby docks.

Sausalito schools

Sausalito is served by the Sausalito Marin City School District and by Tamalpais High School in Mill Valley, part of the Tamalpais Union High School District. Confirm assignment for a specific address.

Getting around and commuting to San Francisco

Sausalito is minutes from the Golden Gate Bridge by car, and ferries run from downtown to the San Francisco Ferry Building and Pier 41.

Tips to sell your Sausalito home

The fastest way to sell a home in Sausalito at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Sausalito:

Photograph at the time of day the light is best on your slope; Sausalito views change dramatically between morning and afternoon.
Disclose parking, access and stairs honestly; they matter to buyers on Sausalito’s hills.
For floating homes, have berth agreements, marina rules and survey reports ready before listing.

Read the full home selling guide, or request a free Sausalito home valuation.

Buying a home in Sausalito

Floating homes usually need specialized lenders and a marine survey; Monica and Michelle can refer both.
Ask about parking and street access; some view homes are reached only by stairs.
Check view protection and nearby development potential before paying a view premium.

See the home buying guide and top 50 buyer questions.

Top Realtors in Sausalito

Looking for the top Realtors in Sausalito? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and relocating clients in Sausalito.

See how to choose a Realtor, or talk with Monica and Michelle about Sausalito.

Nearby communities

San Francisco Mill Valley Tiburon Muir Beach All communities

Sausalito real estate questions

01Can you get a mortgage on a Sausalito houseboat?

Some lenders finance floating homes, usually with different down payment and rate terms than a house. Monica and Michelle can connect you with lenders who know the Sausalito market.

02Is Sausalito a good place to live if I work in San Francisco?

It is one of the shortest commutes in Marin: minutes to the bridge by car, plus ferries from downtown.

03What school district is Sausalito in?

The Sausalito Marin City School District, with high school students assigned to Tamalpais High School. Always confirm by address.

04Who are the top Realtors in Sausalito?

The top Realtors in Sausalito combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of Engel & Völkers represent buyers and sellers in Sausalito and across Marin County and San Francisco. Interview two or three agents and ask about their recent Sausalito sales.

Thinking about Sausalito?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Sausalito market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Greenbrae Real Estate

Homes for sale, neighborhoods, schools and market insight from your Greenbrae Realtors, Monica Costa & Michelle Pender

Search Greenbrae homes Ask about off-market homes

The Greenbrae Boardwalk on Corte Madera Creek, with Mount Tamalpais beyondPhoto: Pi.1415926535 · CC BY-SA 4.0 · Wikimedia Commons

Setting: Hills above Corte Madera Creek between Kentfield, Larkspur and Corte Madera
Homes: Hillside view homes, mid-century homes, condos and the Greenbrae Boardwalk
Schools: Kentfield or Larkspur–Corte Madera districts by address; Redwood High School
Commute: Minutes to Highway 101 and the Larkspur Ferry Terminal

Living in Greenbrae

Greenbrae is an unincorporated community in central Marin, set on hills above Corte Madera Creek between Kentfield, Larkspur and Corte Madera. It shares the 94904 ZIP code with Kentfield.

It suits buyers who want convenience: quick access to Highway 101, the Larkspur Ferry Terminal and SMART station, and everyday shopping at the Bon Air Center, with views and quiet streets above the creek.

Larkspur ferry and SMART station nearby
Shops and restaurants at the Bon Air Center
Paddling and paths along Corte Madera Creek
MarinHealth Medical Center

Greenbrae homes for sale

Greenbrae’s homes range from hillside view homes looking over the creek and bay to mid-century and updated homes on quieter streets, condominiums and townhomes near the creek, and the Greenbrae Boardwalk, a small waterfront community of homes along Corte Madera Creek.

Hillside homes with creek, bay and Mt. Tam views
Mid-century and updated homes
Condominiums and townhomes near the creek
Waterfront homes on the Greenbrae Boardwalk

See current Greenbrae homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Greenbrae

Greenbrae hills Views over the creek and bay, minutes from Highway 101.
Near the Bon Air Center Condominiums and homes close to shopping and creekside paths.
The Greenbrae Boardwalk A small waterfront community of homes along Corte Madera Creek.

Greenbrae schools

Greenbrae is split between elementary school districts: parts are served by the Kentfield School District and parts by the Larkspur–Corte Madera School District. High school students are generally assigned to Redwood High School in the Tamalpais Union High School District. Confirm assignment by address.

Getting around and commuting to San Francisco

Sir Francis Drake Boulevard connects to Highway 101 within minutes. The Larkspur Ferry Terminal, with service to the San Francisco Ferry Building, and the Larkspur SMART station are close by.

Tips to sell your Greenbrae home

The fastest way to sell a home in Greenbrae at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Greenbrae:

Photograph view homes on a clear day; creek, bay and Mt. Tam views are a large part of their value.
Have flood-zone and tidal information ready for homes near the creek and on the Boardwalk.
Highlight school assignment where it is a selling point; boundaries vary within Greenbrae.

Read the full home selling guide, or request a free Greenbrae home valuation.

Buying a home in Greenbrae

Confirm the school district by address; Greenbrae is split between districts.
Check flood zone status and insurance costs for homes near Corte Madera Creek.
For Boardwalk homes, review access, title and insurance details early in escrow.

See the home buying guide and top 50 buyer questions.

Top Realtors in Greenbrae

Looking for the top Realtors in Greenbrae? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and relocating clients in Greenbrae.

See how to choose a Realtor, or talk with Monica and Michelle about Greenbrae.

Nearby communities

Kentfield Corte Madera Ross All communities

Greenbrae real estate questions

01What school district is Greenbrae in?

Parts of Greenbrae are in the Kentfield School District and parts in the Larkspur–Corte Madera School District; high school students generally attend Redwood High. Always confirm by address.

02Is Greenbrae part of Larkspur?

No. Greenbrae is an unincorporated community of Marin County next to Larkspur and Kentfield, and it shares the 94904 ZIP code with Kentfield.

03How close is Greenbrae to the Larkspur ferry?

Very close. The Larkspur Ferry Terminal is a few minutes away, making Greenbrae one of the easier ferry commutes to San Francisco.

04Who are the top Realtors in Greenbrae?

The top Realtors in Greenbrae combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of Engel & Völkers represent buyers and sellers in Greenbrae and across Marin County and San Francisco. Interview two or three agents and ask about their recent Greenbrae sales.

Thinking about Greenbrae?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Greenbrae market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

All communities Community guide

Bolinas Real Estate

Homes for sale, neighborhoods, schools and market insight from your Bolinas Realtors, Monica Costa & Michelle Pender

Search Bolinas homes Ask about off-market homes

The Bolinas Peninsula and Bolinas Lagoon from Mount TamalpaisPhoto: Daniel Di Palma · CC BY-SA 4.0 · Wikimedia Commons

Setting: A coastal village at the western end of Bolinas Lagoon
Homes: Village cottages, homes on the Mesa, rustic and architect-designed homes
Schools: Bolinas–Stinson Union School District; Tamalpais High School
Commute: About an hour to San Francisco via Highway 1 and the bridge

Living in Bolinas

Bolinas is a small, unincorporated village on Marin’s Pacific coast, at the western end of Bolinas Lagoon and next to the Point Reyes National Seashore. Its beaches, tide pools at Duxbury Reef and quiet lanes make it one of the most distinctive places to live in Marin.

Many buyers are looking for a second home or a weekend retreat; others want full-time coastal living. Neighboring Stinson Beach, across the lagoon, shares the same school district.

Agate Beach and the Duxbury Reef tide pools
Trails into Point Reyes National Seashore
Surfing, birding and the Bolinas Lagoon
A short drive to Stinson Beach

Bolinas homes for sale

Inventory in Bolinas is very limited. New water connections have long been restricted by the Bolinas Community Public Utility District, so the number of buildable lots is small and existing homes with water service are especially valued. Homes range from cottages in the village to homes on the Mesa and rustic or architect-designed homes on larger parcels.

Cottages in the village near the beach
Homes on the Bolinas Mesa
Rustic and architect-designed homes on larger parcels
Second homes and weekend retreats

See current Bolinas homes for sale or ask Monica and Michelle about homes not yet on the market.

Best neighborhoods in Bolinas

Downtown Bolinas Cottages and homes a short walk to the beach and the lagoon.
The Mesa Homes on larger lots on the bluff above the ocean.
Gospel Flats Homes on the flats along the lagoon.

Bolinas schools

Bolinas is served by the Bolinas–Stinson Union School District for elementary and middle school, and by Tamalpais High School. Confirm assignment for each address.

Getting around and commuting to San Francisco

Highway 1 connects to Mill Valley and Highway 101 over the shoulder of Mt. Tam; allow extra time on sunny weekends.

Tips to sell your Bolinas home

The fastest way to sell a home in Bolinas at the best price is accurate pricing, careful preparation and marketing that reaches the right buyers, including privately. Specific to Bolinas:

Have water service, septic and permit records ready; Bolinas buyers ask about them first.
Coastal homes need specific disclosures: flood and sea-level information and any Coastal Commission permits.
Time listings for spring and summer, when second-home buyers are visiting.

Read the full home selling guide, or request a free Bolinas home valuation.

Buying a home in Bolinas

Confirm the property has a water meter from the Bolinas Community Public Utility District before buying land or planning to build.
Inspect septic systems and check permits for additions.
Review flood, tsunami and sea-level-rise information and insurance costs.

See the home buying guide and top 50 buyer questions.

Top Realtors in Bolinas

Looking for the top Realtors in Bolinas? Compare recent local sales, reviews, marketing and each agent’s network for reaching buyers privately. M&M Marin Real Estate is Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Engel & Völkers Realtors based at 78 E Blithedale Ave in Mill Valley. Monica is a founding member of Engel & Völkers in Marin County; Michelle is a native San Franciscan and member of Engel & Völkers Private Office. Together they represent buyers, sellers and relocating clients in Bolinas.

See how to choose a Realtor, or talk with Monica and Michelle about Bolinas.

Nearby communities

Stinson Beach Muir Beach Mill Valley All communities

Bolinas real estate questions

01Can I build a new home in Bolinas?

Only if the parcel can get water service. The Bolinas Community Public Utility District has long limited new water connections, so confirm water service before buying land.

02What school district is Bolinas in?

The Bolinas–Stinson Union School District, with high school students assigned to Tamalpais High School. Always confirm by address.

03How far is Bolinas from San Francisco?

About an hour by car via Highway 1 and the Golden Gate Bridge, depending on traffic.

04Who are the top Realtors in Bolinas?

The top Realtors in Bolinas combine recent local sales, strong reviews, polished marketing and a network that reaches qualified buyers, including privately. Monica Costa and Michelle Pender of Engel & Völkers represent buyers and sellers in Bolinas and across Marin County and San Francisco. Interview two or three agents and ask about their recent Bolinas sales.

Thinking about Bolinas?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current Bolinas market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

Communities & guides Real estate guide

How to Sell Your House in Marin County & San Francisco

A step-by-step home selling guide: preparing, pricing, staging, disclosures, selling costs and closing, from Monica Costa and Michelle Pender of M&M Marin Real Estate, Engel & Völkers.

The house selling process, step by step

Most Marin and San Francisco sales follow the same path. Knowing it in advance helps you choose the right timing and avoid surprises.

Meet with your Realtor to review goals, timing and a pricing range
Order pre-sale inspections (home, pest and, where required, sewer lateral)
Prepare the home: repairs, decluttering, paint, landscaping and staging
Professional photography, video, floor plans and a virtual tour
Launch: MLS, syndication, private networks, open houses and broker tours
Review offers, negotiate terms and accept
Escrow: buyer inspections, appraisal, loan approval and disclosures
Final walk-through and closing

Preparing your home for sale: checklist

Buyers decide in the first few seconds of a photo or a showing. Focus your budget where it shows.

Declutter and depersonalize every room, closet and garage
Fresh neutral paint where walls are dated or marked
Repair anything an inspector will flag: leaks, broken windows, loose railings
Deep clean, including windows and carpets
Curb appeal: trimmed landscaping, fresh mulch, a clean entry and new house numbers
Lighting: replace bulbs and add lamps for warm, bright photos

Staging a house

Staging helps buyers picture themselves in the home and usually leads to stronger photos and offers. In luxury homes, staging often means editing and refining what is already there; in vacant homes, it means furnishing key rooms. Monica and Michelle arrange staging as part of their listing preparation.

What not to fix when selling a house

Not every improvement pays back. Skip major remodels just before selling; buyers often want to choose their own finishes. Spend on repairs, paint, lighting and landscaping first. For larger pre-sale improvements, Elevate Home Services offers a pre-sale line of credit repaid at closing (loans by Notable Finance, subject to approval).

Pricing and home appraisal tips for sellers

Price comes from recent comparable sales, current competition and the home’s condition, views and lot. Overpricing usually costs time and money; homes that sit tend to sell for less. Appraisers look at comparable sales, size, condition, upgrades and location. Have a list of improvements, with dates and permits, ready for the appraiser.

Disclosures when selling a house in California

California sellers must disclose known material facts. Common documents include the Transfer Disclosure Statement, the Seller Property Questionnaire, a Natural Hazard Disclosure report and, for homes built before 1978, lead-based paint disclosures. Several Marin cities and sanitary districts also require sewer lateral inspections or certificates, and some require city reports at sale. Monica and Michelle coordinate these early so escrow runs smoothly.

Real estate selling costs

Typical selling costs include the brokerage commission, which is negotiable; county and, in some cities, city transfer taxes; escrow and title fees; any repairs or credits; and staging and preparation. Marin County’s documentary transfer tax is $1.10 per $1,000 of value; San Francisco uses graduated rates that rise on higher-priced properties. Monica and Michelle give every seller a written estimate of net proceeds before listing.

How long does it take to sell a house?

Well-priced, well-presented homes in strong locations often go under contract within a few weeks; luxury, rural and unique properties usually take longer. Escrow typically lasts 21 to 45 days after acceptance. Allow a few weeks before listing for preparation.

Best time to sell a house in Marin County

Late winter through early summer is usually the most active season, especially for family homes. Fall can be strong as well. The best time for you depends on your next move, your home and current inventory.

Selling fast, selling as is and cash offers

If you need to sell quickly, accurate pricing and good preparation matter more than anything. Selling as is can save time but usually reduces price; cash buyers and investors trade speed for a discount. Monica and Michelle can show you the realistic difference so you can choose.

Selling without a Realtor (FSBO): pros and cons

Selling by owner can save a listing commission but means handling pricing, marketing, disclosures, negotiation and escrow yourself, often with less exposure to qualified buyers. Many FSBO sellers end up offering compensation to buyers’ agents anyway. If you are considering it, talk with Monica and Michelle about a plan that fits your situation.

Listing agent vs selling agent

The listing agent represents the seller; the selling (or buyer’s) agent represents the buyer. When one agent represents both sides, California requires written disclosure and consent.

Open houses, virtual tours and marketing

Effective marketing combines MLS exposure with professional photography, video, 3D or virtual tours, targeted social and digital ads, broker tours and open houses, plus Engel & Völkers’ global network for high-end homes. Before an open house, secure valuables and medications and keep showings well lit and quiet.

Closing day tips and final walk-through

Leave the home clean and empty unless you agreed otherwise, with keys, remotes, manuals and warranties gathered in one place. Transfer utilities and cancel services after closing. The buyer’s final walk-through confirms the home is in the agreed condition.

Home-selling checklist at a glance

A quick home-selling checklist: choose your Realtor, review pricing, order inspections, repair and declutter, stage, photograph, launch, review offers, complete escrow tasks, do the final walk-through and close.

Negotiating the home sale price

Negotiation starts with pricing and preparation: a well-presented, accurately priced home attracts more buyers and more leverage. When offers arrive, compare net proceeds, financing strength, contingencies and timing, not just price. Counteroffers, multiple-offer rounds and repair credits are all tools Monica and Michelle use to protect your bottom line.

Home inspection checklist for sellers

Pre-sale inspections let you fix issues or disclose them on your terms.

General home inspection
Pest (termite) inspection and report
Roof and chimney
Sewer lateral, where required
Drainage, foundation and retaining walls on hillside lots
Electrical panel, water heater strapping and smoke and carbon monoxide detectors

Curb appeal tips and ideas

First impressions start at the street.

Paint or refresh the front door and trim
Trim hedges, add fresh mulch and seasonal plants
Clean walkways, windows and gutters
Update house numbers, lighting and the mailbox
Stage the entry and any front porch or terrace

Decluttering for a home sale

Remove at least a third of what is on shelves and counters, clear closets so they look spacious, store personal photos and collections, and empty the garage as much as possible. A storage unit or portable container for a few months is usually worth it.

Real estate marketing strategies that sell homes

Strong marketing blends professional photography, video and floor plans with a compelling MLS description, syndication to major portals, targeted social and digital ads, email to agent networks, open houses and, for high-end homes, Engel & Völkers’ global network across more than 30 countries.

MLS listing tips, photos and descriptions

Lead with your strongest photo, shoot in the best natural light, include twilight and drone images where views matter, and add a floor plan and virtual tour. Write descriptions that are specific and accurate: views, layout, updates, lot and location, avoiding exaggeration and anything that could raise fair-housing concerns.

Post-sale home maintenance and moving tips

After closing, forward mail, transfer or cancel utilities and insurance, keep closing documents for taxes, and leave manuals and warranties for the new owner. If you are buying again, schedule maintenance on your new home early: gutters, HVAC service, smoke detectors and a deep clean before move-in.

How to sell your house without a Realtor

Sellers who go it alone typically list through a flat-fee MLS service, price from public sales data, hire a photographer, prepare California disclosures and use an escrow company. It can work in simple situations; in Marin’s high-value market, pricing and negotiation mistakes are often costlier than the commission saved.

Questions

01How do I sell my house fast in Marin?

Price it correctly from the start, complete key repairs and staging before launch, and list in an active season. Monica and Michelle can also reach qualified buyers privately.

02What should I fix before selling my house?

Focus on repairs an inspector will flag, paint, lighting, landscaping and cleaning. Avoid major remodels right before selling.

03Who pays transfer tax in Marin County?

By local custom the seller usually pays the county transfer tax, but it is negotiable. Some cities add their own tax.

More guides

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Communities & guides Real estate guide

How to Buy a Home in Marin County & San Francisco

The home buying process from pre-approval to keys: financing, what to look for, winning offers, inspections and closing costs.

Home buying process checklist

Buying in a competitive market goes best with a plan.

Get pre-approved (not just prequalified) and confirm your down payment
Sign a buyer representation agreement with your agent, now required before touring with an MLS agent
Define must-haves, nice-to-haves and target neighborhoods
Tour homes, including private and off-market opportunities
Review disclosures and inspection reports before offering
Write a strong offer with clear terms
In escrow: inspections, appraisal, insurance and final loan approval
Final walk-through, signing and keys

Loan pre-approval vs prequalification

A prequalification is an estimate based on what you tell a lender. A pre-approval means the lender has reviewed your income, assets and credit. In Marin and San Francisco, sellers expect a pre-approval, and a fully underwritten approval makes an offer stronger.

Types of home loans

Most buyers use conventional loans. Because Marin and San Francisco are high-cost areas, conforming loan limits are higher here, and many purchases use jumbo loans. FHA loans allow smaller down payments but have their own limits and property requirements, so they are less common on high-priced homes. Ask a local lender to compare options; Monica and Michelle can refer trusted lenders.

Down payment assistance programs

First-time buyers may qualify for state programs through CalHFA and, in some cases, local programs. Income and price limits apply, and availability changes, so check current program rules with a lender early.

What to look for when buying a house

Beyond finishes, look at what is hard or expensive to change.

Location, light, noise and the walk to town, schools or transit
Foundation, drainage and retaining walls, especially on hillsides
Roof, electrical, plumbing, sewer lateral and heating systems
Wildfire risk and insurance availability
Flood zone status near the bay and creeks
Permits for past additions and remodels

How to win a bidding war on a house

In competitive situations, price matters, but so do terms. Strong offers combine solid financing, a clean timeline, reviewed disclosures, a realistic appraisal plan and a personal touch. How much over asking to offer depends on the home, the competition and recent sales; Monica and Michelle will show you the data rather than guess.

Contingent offers

Contingencies protect buyers but make offers less attractive to sellers. Contingent offers on the sale of another home fall through more often, so many Marin buyers use bridge financing or sell first with a rent-back instead.

Home inspection checklist

In California, buyers typically review a general home inspection and a pest (termite) report, and often add roof, sewer lateral, chimney, drainage, foundation and geotechnical inspections, depending on the home.

Closing costs and who pays them

Buyers typically pay loan fees, prepaid interest, insurance and property tax impounds, and their share of escrow and title fees. Local custom differs between Marin and San Francisco, and everything is negotiable. Ask your lender for a Loan Estimate early.

New construction, building or buying

New construction is limited in Marin. Buying an existing home is usually faster and more predictable than building; building gives full control but involves design review, permits and longer timelines.

Buying a vacation home or duplex

Second homes in Stinson Beach, Bolinas or West Marin need careful review of septic, flood and short-term rental rules. Duplexes and small multifamily buildings can offset costs but come with landlord responsibilities and local tenant protections.

Renting vs buying a house

Buying builds equity and stability; renting keeps flexibility. Compare total monthly costs, how long you plan to stay and your down payment. A quick consultation with a lender and M&M Marin Real Estate will show you the numbers for your situation.

How to get preapproved for a home loan

Gather two years of tax returns and W-2s or 1099s, recent pay stubs, two to three months of bank and investment statements, and identification. A lender pulls your credit, reviews income and assets, and issues a pre-approval letter. Shop two or three lenders, and ask about full underwriting for a stronger offer.

Buying a house in a seller’s market

Be fully prepared before you tour: pre-approval, down payment ready and disclosures reviewed. Act quickly, consider shorter contingency periods where you are comfortable, and ask about off-market homes to avoid bidding wars.

Buy a home or buy real estate as an investment?

Buying a home to live in is about lifestyle, stability and long-term equity. Buying investment real estate is about cash flow, appreciation and tax strategy. Many Marin buyers combine both with an ADU or a duplex. See the real estate investing guide for more.

How often do contingent offers fall through?

Sale contingencies fail more often than financing or inspection contingencies because they depend on another sale closing. Sellers know this, which is why contingent offers are weaker in competitive markets.

Questions

01Is it a good time to buy a house?

The right time depends on your finances and plans more than on headlines. If you plan to stay for several years and the payment fits your budget, waiting for perfect timing is rarely worth it.

02How much over asking price should I offer?

It depends on the home, competition and recent comparable sales. Monica and Michelle review the data with you before every offer.

03Do I need a buyer’s agent agreement?

Yes. Since August 2024, buyers working with an MLS agent sign a written agreement before touring, which sets out the agent’s services and compensation.

More guides

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Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

Communities & guides Real estate guide

How to Choose a Realtor in Marin County & San Francisco

How to find and hire the right real estate agent: experience, credentials, reviews, commission rates and the questions to ask.

Licensed agent, Realtor and certified specialist: what’s the difference?

Every agent in California must hold a license from the Department of Real Estate (DRE); you can look up any license number on the DRE website. A Realtor is a licensed agent who belongs to the National Association of Realtors and follows its Code of Ethics. Certifications and designations show additional training in areas such as luxury homes, relocation or seniors.

How to find a Realtor

Start with agents who sell homes like yours in your neighborhood. Ask friends for referrals, review recent sales and read reviews on Google, Zillow and other platforms. Then interview two or three agents.

Questions to ask before hiring a real estate agent

How many homes like mine have you sold here recently?
How will you price and market my home, or find my next one?
Who else on your team will I work with?
How do you handle private and off-market opportunities?
What are your fees, and what services do they include?
Can I speak with recent clients?

Realtor commission rates and real estate agent fees

Commissions are negotiable; there is no standard rate. Since August 2024, offers of compensation to buyers’ agents no longer appear on the MLS, and buyers sign written agreements with their agents that spell out services and compensation. Sellers may still choose to offer compensation or concessions. Ask any agent to explain exactly what you will pay and what you receive.

What makes an experienced, top-rated Realtor?

Look for local expertise, a track record in your price range, strong negotiation, clear communication and a marketing plan that reaches the right buyers, including internationally for luxury homes. Reviews and repeat clients tell you more than advertising.

Relocation Realtor

If you are moving to Marin from San Francisco or another state, choose an agent who can explain each town’s schools, commute and lifestyle and coordinate both sales if you are selling as well.

About Monica Costa & Michelle Pender

M&M Marin Real Estate is the partnership of Monica Costa (CA DRE #02063023) and Michelle Pender (CA DRE #01911642), Realtors with Engel & Völkers. Monica is a founding member of Engel & Völkers in Marin County, a former Marin County Manager and VP of Sales, with more than 20 years in luxury real estate, marketing and yachting. Michelle is a native San Franciscan who specializes in San Francisco luxury residences, multifamily buildings, condominiums, TICs and co-ops, and is a member of Engel & Völkers Private Office. Together they represent buyers and sellers across Marin County and San Francisco, and specialize in moves between the two.

Top real estate agents near me in Marin County

If you are searching for the top Realtors or the best real estate agent in Marin County, look at recent sales in your neighborhood, the agent’s network and how they market homes. M&M Marin Real Estate works from the Engel & Völkers Marin office at 78 E Blithedale Ave in Mill Valley, and represents buyers and sellers across Marin County and San Francisco.

Top Realtors by town

Each M&M community guide includes a section on choosing among the top Realtors in that town: top Realtors in Ross, Kentfield, Corte Madera, Stinson Beach and Muir Beach. Use the links below to go straight to your town.

Top Realtors in Larkspur

Looking for the top Realtors in Larkspur? Larkspur sits between Kentfield, Corte Madera and Mill Valley, with a historic downtown, redwood canyons and the Larkspur ferry. Compare agents on recent Larkspur sales, reviews, marketing and their reach to buyers relocating from San Francisco. Monica Costa and Michelle Pender of M&M Marin Real Estate represent buyers and sellers in Larkspur and the neighboring Kentfield and Corte Madera communities, from their Engel & Völkers office in nearby Mill Valley.

Realtor services: what a full-service agent does

A full-service Realtor should handle every step for you.

Pricing strategy and a written estimate of net proceeds
Preparation, staging and professional photography, video and virtual tours
MLS listing, syndication and private and international marketing
Showings, open houses and broker tours
Negotiation, disclosures and escrow coordination
For buyers: neighborhood guidance, off-market access, offer strategy and inspections

Finding a Realtor you can trust

Finding a Realtor starts with referrals and recent local sales, then a short interview. Choose someone who listens, explains the market candidly and has a clear plan for your goals.

Realtor reviews: how to read them

Read reviews on Google, Zillow and Realtor.com for patterns: communication, honesty, negotiation and results. Ask the agent for references from clients whose situation resembled yours.

Hiring a real estate agent for buying a new home

The top Realtor for buying a home is one who knows the neighborhoods you are considering, hears about homes before they are listed, and can structure a winning offer without overpaying.

Questions

01How do I find the best Realtor near me?

Compare agents with recent sales in your neighborhood and price range, read reviews and interview two or three before deciding.

02Are Realtor commissions negotiable?

Yes. Commissions are always negotiable, and buyers now agree to their agent’s compensation in writing.

03How can I check a real estate agent’s license?

Search the agent’s name or license number on the California Department of Real Estate website.

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Community guides

Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

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How Much Is My House Worth? Home Valuation in Marin County

How home values are set in Marin and San Francisco, how accurate online estimates are, and which improvements add value.

Home estimate vs professional home valuation

Online home estimates use public records and recent sales. They are a starting point, but they cannot see your renovations, view, light, lot or condition, and they are often least accurate for unique, luxury and hillside homes, exactly the kind of homes common in Marin.

How a Realtor values your home

A comparative market analysis looks at recent comparable sales, current and pending listings, and adjusts for size, condition, lot, views and location. Monica and Michelle add what they hear from buyers and agents about homes that have not yet come to market.

What appraisers look for

Appraisers working for a buyer’s lender compare recent sales and consider size, condition, quality, upgrades, lot and location. Provide a list of improvements with dates and permits to support value.

Best home improvements to increase value

Projects that improve how a home looks, works and feels tend to return the most.

Fresh paint, lighting and landscaping
Kitchen and bathroom refreshes rather than full remodels
Energy-efficient upgrades and solar you own
Defensible space and wildfire hardening
Permitted additional living space, including ADUs where allowed

How much do you lose selling a house as is?

It depends on condition and market. Homes with deferred maintenance often sell at a discount larger than the cost of fixing the issues, because buyers price in risk. Monica and Michelle can show you the likely difference before you decide.

How much over asking price should I offer on a home?

There is no fixed percentage. Look at recent comparable sales, how long the home has been listed, how many offers are expected and how the price compares with value. Some homes are priced low to invite multiple offers; others are priced at value.

How to add a room to a house cheaply

The least expensive added space usually comes from converting existing area: a garage, basement, attic or large room divided into two. Permitted conversions add more value than unpermitted ones, and California’s ADU laws make garage conversions easier in many cities. Get a contractor bid and check local permits first.

Best improvements for home valuation

For appraisals, documented square footage, bedrooms and bathrooms, permitted work and overall condition matter most. Cosmetic updates help buyers fall in love; permitted space and system upgrades support the appraised value.

Questions

01How accurate are online home value estimates?

They can be reasonably close for typical homes but often miss by a wide margin on unique, luxury or hillside Marin homes.

02How can I get a free home valuation?

Request a complimentary valuation from M&M Marin Real Estate; Monica and Michelle will prepare a market analysis based on your home’s features and recent sales.

03Do ADUs add value in Marin?

Permitted ADUs can add value and flexibility. Rules vary by city, so check local requirements first.

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Community guides

Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

Communities & guides Real estate guide

Marin County & San Francisco Housing Market: Trends & Forecast

How to read the local housing market: inventory, buyer’s vs seller’s markets, mortgage rates and what drives prices in Marin and San Francisco.

Buyer’s market vs seller’s market

A seller’s market has few homes for sale relative to buyers, so homes sell quickly, often with multiple offers. A buyer’s market has more inventory, longer days on market and more room to negotiate. Months of inventory, days on market and the sale-to-list price ratio are the best quick indicators.

What drives Marin County home prices

Marin has limited land, strict development rules and protected open space, so supply stays low. Demand comes from schools, quality of life and proximity to San Francisco. Interest rates and the Bay Area economy affect both.

Will home prices go down?

Nobody can predict prices reliably. Watch local inventory, pending sales and price reductions in the neighborhoods you care about rather than national headlines. Monica and Michelle share current data for each town on request.

Mortgage rates forecast

Rates change with inflation, the economy and Federal Reserve policy, and forecasts often miss. Focus on a payment you can afford today; if rates fall, refinancing may be possible later.

Signs of a market slowdown

Rising inventory, longer days on market, more price reductions and fewer multiple offers. A slower market can be an opportunity for well-prepared buyers.

Latest local reports

Ask Monica and Michelle for a current Marin town-by-town update or a San Francisco neighborhood report.

Real estate market analysis and research tools

A good market analysis looks at inventory, new listings, pending sales, days on market, price per square foot and the sale-to-list ratio for a specific town and price range. Agents use MLS data; public tools include Redfin, Zillow and Realtor.com data centers, county records and the California Association of Realtors’ reports.

Housing inventory trends and home price trends

In Marin, inventory is limited by land and zoning, so even small changes in listings move prices. Watch months of supply and new listings for your town and price range, and remember that luxury, condo and entry-level segments can move differently.

Real estate market volatility, segmentation and competitiveness

Markets are not one thing. Waterfront estates, family homes near top schools, condos and rural properties each have their own buyers and pace. Competitiveness shows up in multiple offers, overbids and short days on market; saturation shows up in rising inventory and price reductions.

Real estate market predictions and housing forecast

Forecasts from economists and industry groups are useful context but often wrong in the details. Use them to understand direction, and rely on local, current data for decisions.

Niche strategies in a changing market

Sellers can win in slower markets with stronger preparation and pricing; buyers can find opportunity in overlooked homes, longer-listed properties and off-market deals.

New housing laws in California

California has passed many housing laws in recent years, including rules that make ADUs and lot splits easier and that require cities to plan for more housing. See the development and zoning guide for what they mean for Marin homeowners.

Questions

01Is it a buyer’s or seller’s market in Marin?

It varies by town, price range and season. Ask Monica and Michelle for current inventory and days-on-market data for your area.

02Are Marin home prices going down?

Trends differ by neighborhood and price point. Monica and Michelle track current sales data and can show you what is happening where you are looking.

03Where can I find San Francisco housing data?

Ask Monica and Michelle for current San Francisco and Marin market data.

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Community guides

Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

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Avoiding Foreclosure, Short Sales & Buying Foreclosed Homes in California

Understanding foreclosure timelines, options for homeowners, short sale vs foreclosure, and buying distressed property in Marin and San Francisco.

Understanding the California foreclosure timeline

Most California foreclosures are non-judicial. After a homeowner falls behind, the lender must try to contact them before recording a Notice of Default. At least three months later, a Notice of Trustee’s Sale can be recorded, and the sale must be at least 20 days after that. The process usually takes several months, which leaves time to act.

Avoiding foreclosure: your options

Contact your lender early and consider a free HUD-approved housing counselor.

Loan modification or forbearance
Repayment plan
Selling the home while you still have equity
Short sale, if you owe more than the home is worth
Deed in lieu of foreclosure

Short sale vs foreclosure

In a short sale, the lender agrees to accept less than the loan balance. It generally affects credit less than a foreclosure and gives you more control, but it takes time and lender approval. In Marin, many owners in financial difficulty have equity, so a regular sale is often the best path.

Buying foreclosures and pre-foreclosure properties

Foreclosed homes are sold at trustee auctions, usually for cash and as is, or later as bank-owned (REO) listings. Auctions carry risks: limited inspection, possible occupants and title issues. Pre-foreclosure purchases require careful negotiation with the owner and lender.

Understanding foreclosure laws in California

California homeowners have protections under state law, including requirements that lenders explore alternatives before foreclosing and limits on “dual tracking” while a complete loan-modification application is pending. A real estate attorney or HUD-approved housing counselor can explain your rights.

Buying a foreclosed property: the process

To buy a foreclosed home, decide between trustee auctions, which usually require cash and offer limited inspection, and bank-owned (REO) listings, which are bought much like other homes with an agent, inspections and financing. Get pre-approved, research title and liens, and budget for repairs.

Foreclosure assistance programs

Options include HUD-approved housing counseling, lender hardship programs and state programs that have been offered through the California Housing Finance Agency. Availability changes, so check current programs early.

Foreclosure auction tips and investment risks

Auction buyers usually need cashier’s checks, may not be able to inspect the interior, and can inherit liens or occupants. Research title, budget for repairs and eviction costs, and understand that some properties are worth less than they appear.

Foreclosures for sale in Marin County

Bank-owned and distressed listings are rare in Marin. Monica and Michelle can set up alerts and let you know when one appears.

Questions

01How long does foreclosure take in California?

Usually several months from the Notice of Default to the trustee sale, often longer.

02Can I sell my house if I’m behind on payments?

Yes. Selling before the trustee sale can protect your equity and credit. Talk with Monica and a housing counselor as early as possible.

03Are there foreclosures for sale in Marin County?

Foreclosures are relatively rare in Marin. Monica and Michelle can alert you to bank-owned and distressed listings when they appear.

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Community guides

Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

Thinking about your next move?

Whether you are buying, selling or relocating, Monica Costa and Michelle Pender can share current your next move market data, upcoming and off-market homes, and a clear plan.

Talk with Monica & Michelle What’s my home worth?

Communities & guides Real estate guide

Energy-Efficient, Solar & Eco-Friendly Homes in Marin County

Buying and selling sustainable homes in Marin: solar, clean power, heat pumps, EV charging and wildfire-resilient design.

Eco-friendly homes in Marin

Marin has long led on sustainability. Many homes have solar panels, heat pumps, EV chargers and drought-tolerant landscaping, and MCE, the county’s community choice energy provider, offers a 100% renewable electricity option.

Solar-powered homes for sale

Owned solar usually adds value and transfers simply. Leased systems or power-purchase agreements require the buyer to take over the contract, so review terms early.

Net-zero, LEED-certified and energy-efficient homes

Certified net-zero and LEED homes are rare but growing. Look for documented efficiency: insulation, high-performance windows, heat pumps, battery storage and energy bills. California’s building code sets high energy standards for new construction and major remodels.

Wildfire resilience

In much of Marin, wildfire hardening is part of a sustainable home: ember-resistant vents, Class A roofing, defensible space and fire-smart landscaping. The Marin Wildfire Prevention Authority offers information and programs.

Green building materials for homes

Common choices include reclaimed and FSC-certified wood, low-VOC paints and finishes, recycled-content insulation, high-performance windows, cool roofing and permeable paving.

Eco-conscious real estate trends and sustainable living communities in California

Buyers increasingly ask about electrification, batteries, EV charging, water-wise landscaping and walkability. In Marin, towns such as Mill Valley, Fairfax and San Anselmo are known for sustainability programs and walkable, trail-connected neighborhoods.

LEED-certified homes in Marin

LEED-certified (Leadership in Energy and Environmental Design) homes in Marin and San Francisco are rare. Ask Monica and Michelle to search for certified homes, or for homes with comparable documented efficiency.

Energy-efficient homes in Marin County

Look for homes with heat pumps, solar and battery storage, upgraded insulation and windows, and recent energy bills. Ask Monica and Michelle to flag listings with these features.

Questions

01Does solar increase home value in Marin?

Owned solar generally adds value; leased systems can complicate a sale.

02What is MCE?

MCE is Marin’s community choice energy provider, offering renewable electricity options to residents.

03Are there LEED-certified homes in Marin?

A small number exist; more homes have documented energy upgrades without formal certification.

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Real Estate Investing in Marin & San Francisco: 1031 Exchanges, Duplexes & Vacation Homes

What investors should know about 1031 exchanges, multifamily property, rent control, vacation homes and property taxes in Marin and San Francisco.

1031 exchange basics

A 1031 exchange (under Internal Revenue Code Section 1031) lets investors defer capital gains tax by selling investment real estate and buying like-kind property. You generally have 45 days to identify replacement property and 180 days to close, and a qualified intermediary must hold the funds. Primary residences do not qualify.

Duplexes and multifamily property

Small multifamily buildings can generate income or house family members. In San Francisco, many older buildings are covered by rent control and eviction rules; several Marin jurisdictions have tenant protections as well. Review rent rolls, leases and local ordinances before buying.

Vacation homes and short-term rentals

Second homes on the coast are popular. Short-term rental rules vary by city and in unincorporated Marin, so confirm what is allowed before counting on rental income.

Property taxes: Proposition 13 and Proposition 19

California property taxes are based on purchase price, with limited annual increases. Proposition 19 lets eligible homeowners, such as those 55 and older, transfer their tax base to a replacement home in California, and changed the rules for inherited property. Consult a tax advisor for your situation.

Real estate investment analysis and due diligence

Analyze cash flow, cap rate, cash-on-cash return and long-term appreciation, and stress-test for vacancies, repairs and rate changes. Due diligence includes inspections, rent rolls, leases, permits, zoning, insurance and local tenant rules.

Real estate investment taxation

Rental income, depreciation, capital gains, 1031 exchanges and California property tax rules all affect returns. Work with a tax advisor who knows real estate.

Portfolio management, diversification and exit strategies

Diversify across property types and locations, keep reserves, and plan exits in advance: sale, 1031 exchange, refinance or holding for heirs, each with different tax consequences.

REITs and real estate crowdfunding

Real estate investment trusts (REITs) and crowdfunding platforms offer exposure to real estate without owning property directly. They are more liquid or more passive than owning a rental, but you give up control. Consult a financial advisor.

Commercial real estate and mixed-use property

Monica and Michelle focus on residential property, including small multifamily and mixed-use buildings, and can refer commercial specialists within Engel & Völkers for larger commercial investments.

Real estate investment mentoring and networking events

Local investor meetups, Realtor and lender networks and professional associations are good places to learn. Monica regularly connects clients with experienced lenders, property managers and contractors.

Motivated sellers and off-market opportunities

Some of the best investment opportunities come from owners who need to sell quickly because of relocation, divorce, inheritance or deferred maintenance. Monica and Michelle work with these sellers discreetly and can alert investors to suitable properties.

How to rent your house

Check local rules, prepare the home, set rent from comparable rentals, screen tenants fairly and in line with fair-housing law, use a written lease and keep proper reserves. Many owners hire a property manager. In San Francisco and some Marin jurisdictions, tenant protections limit rent increases and evictions.

Questions

01Can I do a 1031 exchange into Marin property?

Yes, if both properties are held for investment or business use and you follow the exchange rules with a qualified intermediary.

02Is San Francisco rent control a concern for buyers?

For many older multi-unit buildings, yes. Understand the rules and tenant history before you buy.

03Can I transfer my property tax base to Marin?

Under Proposition 19, eligible homeowners may be able to. Check with a tax professional and the county assessor.

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Mortgages, Down Payments & Closing Costs in Marin County & San Francisco

A plain-English guide to types of home loans, FHA vs conventional, pre-approval, down payment assistance, mortgage rates and who pays closing costs.

Loan preapproval vs prequalification

Prequalification is an estimate; preapproval (pre-approval) pre-approval means a lender has verified your income, assets and credit. In competitive Marin and San Francisco markets, sellers expect pre-approval, and full underwriting is stronger still.

Types of home loans

Conventional loans, the most common choice
Jumbo loans for amounts above the conforming limit, common in Marin and San Francisco
FHA loans, with lower down payments and their own limits
VA loans for eligible veterans and service members
Adjustable-rate mortgages, which can lower early payments
Bridge loans that help buyers purchase before selling

FHA vs conventional loans

Federal Housing Administration (FHA) loans allow smaller down payments and more flexible credit but require mortgage insurance and have loan limits and property standards. Conventional loans often cost less for buyers with strong credit and at least moderate down payments. In high-priced Marin, conventional and jumbo loans are far more common.

FHA loans in Marin County

FHA can work for condos and lower-priced homes within the county’s FHA limit; condo complexes must be FHA-approved. Ask a lender for current limits.

Down payment assistance programs

First-time buyers may qualify for California Housing Finance Agency programs and, occasionally, local programs. Income and price limits apply, so check eligibility early.

Mortgage rates forecast

Rates move with inflation, the economy and Federal Reserve policy, and forecasts often miss. Focus on a payment you can afford now; refinancing may be possible if rates fall.

Closing costs and who pays them

Buyers typically pay lender fees, appraisal, prepaid interest, insurance and tax impounds and part of escrow and title fees. Sellers typically pay commissions, transfer taxes and their share of escrow and title. Local custom differs between counties and everything is negotiable.

Questions

01Who pays closing costs in California?

Both sides pay some. Buyers usually pay loan-related costs; sellers usually pay commissions and transfer tax. Local custom and negotiation decide the rest.

02What is the difference between prequalification and pre-approval?

Prequalification is an estimate; pre-approval is based on verified income, assets and credit.

03Are FHA loans common in Marin County?

Less common than in lower-priced areas, because many homes exceed FHA limits, but they can work for condos and lower-priced homes.

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Homes for Sale in Marin County & San Francisco: Waterfront, Historic, Condos, Ranches & More

Find the kind of home you want: waterfront and beachfront homes, historic homes, fixer-uppers, condos and townhouses, duplexes, ranches, horse properties and first homes.

Waterfront homes for sale

Marin’s waterfront homes are found in Belvedere, Tiburon, Sausalito, Bel Marin Keys in Novato and along Tomales Bay. Some include private docks.

Beachfront properties and lakefront homes

Beachfront homes are concentrated in Stinson Beach, especially Seadrift. Marin has few true lakefront homes; lagoon-front homes in Belvedere Lagoon, Seadrift and Bel Marin Keys offer a similar experience.

Mountain and view homes

Homes on the slopes of Mount Tamalpais in Mill Valley, Kentfield and the Ross Valley offer mountain living close to the city, with views, trails and redwoods.

Historic homes for sale

Historic Victorians, Craftsman and shingle-style homes can be found in Sausalito’s Old Town, downtown Mill Valley, Larkspur, Ross, San Anselmo and San Rafael’s Gerstle Park, as well as throughout San Francisco.

Fixer-upper house listings

Fixer-uppers appear in every Marin town, often as estate sales or long-held homes. Budget carefully for permits, contractors and timelines, and consider Elevate Home Services financing for sellers who want to improve before listing.

Eco-friendly, solar and net-zero homes for sale

See the green homes guide for solar, net-zero and energy-efficient homes.

Luxury condos, condos and townhouses for sale

Luxury condos are found in San Francisco’s Russian Hill, Nob Hill, Pacific Heights and waterfront buildings, and in Sausalito and Tiburon near the water. Marin condos and townhouses are more common in San Rafael, Larkspur, Corte Madera, Mill Valley’s Strawberry area and Novato.

Condo vs townhouse

A condo owner typically owns the unit’s interior, while the association owns the structure and land. A townhouse owner often owns the structure and sometimes the land beneath it. HOA fees, rules and insurance differ, so review documents carefully.

Duplexes for sale

Duplexes and small multifamily buildings appear in San Rafael, Sausalito, Larkspur, Mill Valley and San Francisco. They suit investors, multigenerational families and buyers who want rental income.

Ranch properties and horse farms

Ranches and horse properties are found in Novato, Nicasio, the San Geronimo Valley and West Marin, and just north in Sonoma County, some of the closest horse farms outside San Francisco.

New construction homes

New construction is limited in Marin; most new homes are individual rebuilds or small developments. Hamilton in Novato and newer San Rafael communities are among the larger newer neighborhoods.

Best homes for first-time homebuyers and more affordable homes

First-time buyers often start with condos, townhomes or smaller homes in San Rafael, Novato and parts of Larkspur and Corte Madera, or with San Francisco condos and TICs. Monica and Michelle can show you where your budget goes furthest.

Mixed-use properties and buildable lots

Mixed-use buildings are found in downtown districts such as San Rafael, Sausalito and San Anselmo. Buildable lots are rare and often have slope, access or utility challenges; investigate zoning and feasibility before buying.

Questions

01Where are waterfront homes for sale in Marin?

Belvedere, Tiburon, Sausalito, Bel Marin Keys in Novato and Tomales Bay in West Marin.

02Where can first-time buyers find homes in Marin?

Often in San Rafael, Novato and condo and townhome communities in central Marin.

03Are there horse properties near San Francisco?

Yes, in Novato, Nicasio and West Marin, and in nearby Sonoma County.

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Best Neighborhoods in Marin County: Families, Schools, Walkability & Lifestyle

Where to live in Marin based on schools, walkability, dogs, biking, privacy and the city-versus-suburb question.

Best neighborhoods for families in Marin

Families often look at Tiburon, Mill Valley, Corte Madera, Larkspur, Ross, Kentfield and San Anselmo for schools, parks and community, and at San Rafael and Novato for more space for the money.

Marin neighborhoods with the best schools

Many Marin public school districts are highly regarded, including Reed Union (Tiburon and Belvedere), Mill Valley, Ross, Kentfield, Larkspur–Corte Madera and Ross Valley, feeding into the Tamalpais Union High School District. Always verify assignment by address, and visit schools before you buy.

Walkable communities

Downtown Mill Valley, Sausalito, Tiburon, Larkspur and San Anselmo offer the most walkable living, with cafés, shops and transit nearby.

Dog-friendly neighborhoods

Marin is one of the most dog-friendly places in the Bay Area, with trails and shoreline paths. Mill Valley, Tiburon’s shoreline path, Corte Madera, San Anselmo and Fairfax are favorites.

Most bike-friendly areas

The multi-use path from Sausalito through Mill Valley to Corte Madera, the Cal Park Hill tunnel between Larkspur and San Rafael, and the SMART pathway make southern and central Marin some of the best biking areas in the region, and Mt. Tam is famous for road and mountain biking.

Gated communities in Marin

Marin has few gated communities. Seadrift in Stinson Beach is the best known; elsewhere, privacy usually comes from large lots and private roads, as in Kent Woodlands or parts of Belvedere and Ross.

Urban living vs suburban living: San Francisco or Marin?

San Francisco offers walkability, culture and shorter commutes for city jobs; Marin offers more space, schools, nature and a slower pace, with ferries and the Golden Gate Bridge linking the two. Monica and Michelle help many clients make this move.

Questions

01What is the best town in Marin for families?

It depends on budget, schools and commute. Tiburon, Mill Valley, Corte Madera, Ross and San Anselmo are popular starting points.

02Are there gated communities in Marin County?

Very few; Seadrift in Stinson Beach is the best known.

03Which Marin towns are most walkable?

Mill Valley, Sausalito, Tiburon, Larkspur and San Anselmo.

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New Developments, Zoning & Land Use in Marin County and California

What homeowners and buyers should know about new developments, zoning changes, buildable lots, ADUs, lot splits and California land use rules.

New developments in Marin

Each Marin city has adopted a housing element that plans for new homes, often near downtowns, shopping centers and transit. Large developments are rare; most new housing is small multifamily, ADUs and infill.

Zoning changes and new housing laws

State laws such as SB 9, which allows certain lot splits and duplexes on single-family lots, and expanded ADU rules have changed what owners can build. Local rules, hazards and historic districts still apply, so check with the city before you buy or build.

Land use regulations in California

Projects may involve local zoning and design review, the California Environmental Quality Act (CEQA), and, along the coast, the California Coastal Act and Coastal Commission permits. Wildfire, flood and slope rules also shape what can be built in Marin.

Buildable lots

Buildable lots in Marin are scarce and often steep. Before buying, confirm zoning, utilities, access, geotechnical conditions, fire requirements and the likely design-review path.

Upcoming commercial developments and mixed-use projects

Commercial and mixed-use proposals are typically discussed at city planning commission meetings. Following those agendas is the best way to learn what is coming to a neighborhood.

Real estate opportunity zones

Opportunity zones are federally designated census tracts where qualifying investments can receive tax benefits. Check the official map from the U.S. Treasury’s CDFI Fund and talk with a tax advisor before investing.

Questions

01Can I split my lot in Marin under SB 9?

Possibly. Eligibility depends on zoning, hazards and other rules. Check with your city planning department.

02Do I need a Coastal Commission permit?

Many projects in coastal zones such as Stinson Beach, Bolinas and parts of West Marin require coastal permits.

03Where can I learn about new developments near me?

Your city’s planning department and planning commission agendas.

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Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

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MLS Listings Explained: Access, Syndication, Listing Tips & Listing Without an Agent

How the Multiple Listing Service works for buyers and sellers in Marin and San Francisco, and how to make a listing stand out.

What are MLS listings?

The Multiple Listing Service is a database of homes for sale shared among licensed agents. Most homes in Marin and San Francisco are listed through the regional MLS, then shared with consumer websites.

MLS access for homebuyers

Buyers see MLS listings through agent and brokerage websites and portals such as Zillow, Redfin and Realtor.com. Working with an agent gives you full details, alerts, private and off-market listings and showing access. MLS database subscriptions are generally limited to licensed members.

MLS listing syndication

Syndication sends a listing from the MLS to portals and brokerage websites. Engel & Völkers also markets listings through its global network.

MLS listing tips, photo tips and descriptions

Use professional photos, put the best image first, include floor plans and video, and write an accurate, specific description. Avoid overused phrases and anything that could raise fair-housing issues.

How to list on the MLS without an agent

Owners can buy flat-fee MLS services through a licensed broker who enters the listing but provides limited help. You remain responsible for pricing, disclosures, showings and negotiation.

Questions

01Can buyers access the MLS?

Indirectly, through agent websites and portals. Full access and alerts come through an agent.

02Can I list my home on the MLS without an agent?

Yes, through a flat-fee MLS broker, but you handle most of the sale yourself.

03What is MLS syndication?

Automatic sharing of a listing from the MLS to real estate websites and portals.

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Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

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How to Become a Real Estate Agent in California

License requirements, the real estate exam, continuing education, Realtor vs broker roles and career paths, with an invitation to talk with Monica and Michelle about joining Engel & Völkers.

Real estate license requirements in California

To become a salesperson, you must be at least 18, complete three college-level real estate courses (Real Estate Principles, Real Estate Practice and one elective), pass the state exam, and complete fingerprinting and a background check through the California Department of Real Estate (DRE). Check the DRE website for current requirements.

How to pass the real estate exam

Study the DRE exam outline, take timed practice exams, focus on practice, law, finance and contracts, and schedule the exam soon after finishing your courses while the material is fresh.

Best real estate schools near me

Choose a DRE-approved school; many offer online and in-person courses. Compare pass rates, exam prep and flexibility.

Real estate continuing education online

California licensees must complete continuing education to renew their licenses every four years. DRE-approved online courses are widely available.

Realtor vs broker: roles and salary

A salesperson works under a licensed broker; a broker can operate independently and supervise agents. Most agents are paid by commission, so income varies widely with experience, market and effort.

Real estate agent career path

Many agents start on a team, build a niche such as luxury, relocation or investment property, and later lead teams, become brokers or move into management. Monica, a former Marin County Manager and VP of Sales at Engel & Völkers, is happy to talk with people considering a career in real estate.

Questions

01How long does it take to get a real estate license in California?

Often a few months, depending on how quickly you finish the courses and schedule the exam.

02Do I need a college degree to become an agent?

No, but you must complete the required real estate courses and pass the state exam.

03Who can I talk to about joining Engel & Völkers in Marin?

Contact Monica Costa and Michelle Pender for an informal conversation.

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Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

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Real Estate Marketing & Technology: Video, Virtual Tours, Drones & AI

How modern real estate marketing works, and the technology Monica and Michelle use to reach buyers for their clients.

Virtual home tours and virtual tour platforms

3D tours, video walkthroughs and interactive floor plans let buyers explore a home before visiting, which helps out-of-area and international buyers. Monica and Michelle include them in their listing marketing.

Real estate video marketing

Cinematic property films, agent introductions and short social clips build interest. Video is especially effective for luxury, view and waterfront homes.

Best drone for real estate photography

The best drone for real estate photography is one flown by a licensed pilot with a high-resolution, stabilized camera. Aerial photos show lots, views and proximity to water and trails. In the United States, commercial drone pilots must hold an FAA Part 107 certificate, and some areas near airports and parks restrict flights.

AI tools for Realtors

Agents use AI to draft descriptions, analyze market data, answer common questions and stay responsive. This site’s Ask M&M assistant is one example; Monica and Michelle still handle every client personally.

Best CRM, real estate website builders and lead generation software

Agents use CRM systems to stay in touch with clients, websites to share listings and guides, and digital advertising to reach buyers. For sellers, what matters is that the agent uses these tools to put your home in front of qualified buyers.

Questions

01Do virtual tours help sell homes?

Yes. They attract more engaged buyers and help out-of-town buyers decide to visit.

02Is drone photography allowed for real estate?

Yes, with an FAA-certified commercial pilot and in permitted airspace.

03Do Monica and Michelle use video and virtual tours?

Yes, as part of their listing marketing.

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Ross Kentfield Tiburon Mill Valley San Anselmo Corte Madera Stinson Beach Muir Beach

This guide is general information, not legal, tax or financial advice. Rules and programs change; confirm details with the appropriate professional.

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The Anthropic IPO and the Marin County & San Francisco Housing Market

Anthropic in the news: where the IPO stands

Why this IPO matters more to local housing than most

What happens to San Francisco home prices

What happens to Marin County home prices

The timeline: why demand will come in waves

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Frequently asked questions

Divorce & Real Estate

Read the full guide

A clearer path through a complicated transition

The four main paths

1. Start with the property decision

Questions to resolve early

2. Option one: sell the home

A strong sale process

3. Option two: a spousal buyout

The real estate questions

4. Option three: keep the home

Look beyond the mortgage

5. Option four: temporary co-ownership

Put the exit plan first

6. Establishing market value

What we analyze

7. Preparing the home without overspending

Prioritize high-visibility improvements

8. Curb appeal and purposeful staging

Staging during divorce

9. Marketing the property

A modern campaign may include

10. Common mistakes to avoid

11. Evaluating offers

Compare offers across several dimensions

12. Negotiating from a position of strength

Useful negotiating principles

13. Understanding net proceeds

Potential deductions may include

14. A neutral communication framework

Our approach

15. Marin County and San Francisco considerations

Luxury and distinctive properties

Timing

16. Divorce home-sale checklist

17. Working with Monica Costa and Michelle Pender

Our priorities are straightforward

18. Questions to bring to your professional team

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